HomeMy WebLinkAboutAnalysisANALYSIS
MAJOR USE SPECIAL PERMIT
for
RENAISSANCE POINTE
located at approximately
1900-1952 SW 8th Street, 1919-1965 SW 9th Street, and 800 SW 19th Avenue
CASE NUMBER: 2006-008
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for Renaissance Pointe (MU-2005-031) has been re-
viewed to allow a Major Use Special Permit per Articles 5, 9, 13 and 17, located at ap-
proximately 1900-1952 SW 8th Street, 1919-1965 SW 9th Street, and 800 SW 19th
Avenue, Miami, Florida, to construct two approximate 152-foot, 14-story high mixed use
structures to be comprised of approximately 323 total multifamily residential units with
recreational amenities; approximately 18,000 square feet of retail space; and approxi-
mately 538 total parking spaces; providing for certain floor area ratio ("FAR") bonuses.
This Permit also includes the following requests:
MAJOR USE SPECIAL PERMITS
MUSP, per Article 17, Section 1701, Definition (7), for residential development in-
volving in excess of two hundred (200) units in the case for the development of 323
residential units;
MUSP, per Article 17, Section 1701, Definition (7), for any single use or combination
of uses requiring or proposing to provide in excess of five hundred (500) off-street
parking spaces in this case for development of 538 parking spaces.
MUSP, as per Article 17, Section 1701, Definition (8), and Article 9, Section 914,
Sub -Section 914.1 Dwelling unit, square footage, and off-street parking bonuses for
contribution to Affordable Housing Trust Fund; exceptions, to allow an increase up to
twenty-five (25) percent of additional floor area as a development bonus of approxi-
mately 64,144 square feet, the user shall make a non-refundable bonus developer
contribution of an amount of $745,785.50 to the Affordable Housing Trust Fund ad-
ministered by the City of Miami;
MUSP, as per Article 17, Section 1701, Definition (9) and Article 5, Section 502,
PUD districts; minimum area, maximum densities and maximum floor area ratios
permitted (a)(c), to allow up to 20% increase of floor area ratio, for an increase of
approximately 51,315 square feet of floor area;
The Major Use encompasses the following Special Permits:
CLASS II SPECIAL PERMITS
CLASS II SPECIAL PERMIT, as per Article 6, Section 625, Sub -Section 625.3.4.,
Exceptions to setback limitations along SW 8 Street frontage, to allow a reduction of
the required setback of 7'-6" to zero (0) feet for the provision of an arcade;
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CLASS II SPECIAL PERMIT, as per Article 4, Section 401, C-1 Restricted Commer-
cial, Class II Special Permits required, to allow an increase of the maximum allowed
footprint of 40% the Gross Lot Area to 60% GLA;
CLASS II SPECIAL PERMIT, as per Article 15, Section 1512. Class Il Special Permit
required for waiver of design standard and guidelines, to allow a waiver of City of
Miami Off -Street Parking Guides & Standards, only for reduction of required backup
distance isles from 23 feet to 22 feet;
CLASS II SPECIAL PERMITS
CLASS 1 SPECIAL PERMIT, as per Article 9, Section 927, Temporary structures,
occupancies, and uses during construction, criteria for special permits, to allow tem-
porary structures, occupancies, and uses reasonably necessary for construction
such as construction fence, covered walkway and if encroaching public property
must be approved by other city departments;
CLASS !SPECIAL PERMIT, as per Article 9, Section 906, Sub -Section 906.9, Tem-
porary special events; special permits; criteria, to allow temporary carnival, festival,
fair or similar type event on private owned or City -owned land such as a ground
breaking ceremony.
CLASS I SPECIAL PERMIT, as per Article 9, Section 916, Sub -Section 916.2.1.
Temporary special event parking, to allow parking for temporary special event such
as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per Article 9, Section 918, Sub -Section 918.2 Tem-
porary off-street offsite parking for construction crews, criteria, to allow temporary
off-street parking for construction crews working on a commercial -residential project
under construction;
CLASS I SPECIAL PERMIT, as per Article 9, Section 920, Sub -Section 920.1.2 Limi-
tations on occupancy of mobile homes, to allow parking of mobile homes, trailers or
manufactured homes, when authorized for security or other purposes in connection
with land development such as construction trailer(s) and other temporary construc-
tion offices such as watchman's quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT, as per Article 10, Section 10.5, Sub -Section 10.5.4.3,
C-1 Restricted Commercial, Temporary Signs(3), to allow temporary development
signs;
REQUEST, for waiver of Chapter 36. Noise, Section 36-6. Construction Equipment (a)
permitting the operation of construction equipment exceeding the sound level of a read-
ing of 0.79 weighted average dBA at any time and/or day subject to the City Manager
Exception pursuant to Section 36-6 (c) and all the applicable criteria;
REQUEST for applicable Phased Project, subject to qualifications by the Director of the
Planning Department, at the written request of the property owner(s)
REQUEST for applicable MUSP conditions to be satisfied at the time of shell permit
instead of at issuance of foundation permit:
a) The requirement to record in the Public Records a Declaration of Covenants
and Restrictions providing that the ownership, operation and maintenance of all common
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areas and facilities will be by the property owner or a mandatory property owner
association; and
b) The requirement to record in the Public Records a unity of title or covenant in
lieu of unity of title.
Pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for the subordinate
permits requested and referenced above as well as any other special approvals required
by the City which may be required to carry out the requested plans.
In determining the appropriateness of the proposed project, the Planning
Department has referred this project to the Large Scale Development Committee
(LSDC) and the Planning Internal Design Review Committee for additional input
and recommendations; the following findings have been made:
• It is found that the proposed development project will benefit the area by creating
additional residential and retail opportunities in the Little Havana NET District,
located on SW 8th Street between SW 19th and SW 20`h Avenues.
• It is found that the subject property is located in the "Royal Park", "Tamiami Heights",
and "Tamiami Heights Extension" Plats within the Shenandoah North neighborhood
of the City.
• It is found that pursuant to the Zoning Ordinance of the City of Miami, Florida, the
existing zoning designations for the property are C-1 (Restricted Commercial) "Little
Havana Target Area" with SD-25 Overlay (northern half adjacent to SW 8th Street)
and R-2 (Two -Family Residential) (southern half adjacent to SW 9`h Street). The
proposed zoning designation for the property is to rezone the R-2 portion of the
property to C-1 (Restricted Commercial) "Little Havana Target Area" with SD-25
Overlay on an application which accompanies this Major Use Special Permit (MUSP)
application.
• It is found that pursuant to the Comprehensive Neighborhood Plan of the City of
Miami, Florida, the existing Future Land Use category for the property is Restricted
Commercial (northern half adjacent to SW 8th Street) and Duplex Residential
(southern half adjacent to SW 9th Street). The proposed Future Land Use category
for the entire property is Restricted Commercial on an application which
accompanies this Major Use Special Permit (MUSP) application.
• It is found that the proposed project is not located along a Primary Pedestrian
Pathway.
• It is found that the proposed project is not located within an Archeological
Conservation area.
• It is found that the proposed residential density of the project (356 units at 141 units
per acre) is below the maximum 379 units (150 units per acre) on the 2.53± net acre
site.
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• Pursuant to Article 9, Section 914, the proposed project is requesting a development
bonus of 64,144 square feet of additional floor area, and shall pay into the
Affordable Housing Trust Fund at amount of $12.40 per square foot = $745,785.50.
• It is found that the project is expected to cost approximately $131,351,371, and to
employ approximately 164 workers during construction (FTE-Full Time Employees);
The project will also result in the creation of approximately 18 permanent new jobs
(FTE) and will generate approximately $671,780 annually in tax revenues to the City
(2005 dollars).
• It is found that Miami -Dade Public Schools provided a preliminary review of the
proposed project on September 26, 2005. The student population generated by this
development is estimated at 100 students. The schools serving this area of
application are Shenandoah Elementary (46 students) — 120% Florida Inventory
School Houses (FISH) Capacity with the proposed project; Shenandoah Middle (25
students) — 105% FISH; and Miami Senior High (29 students) -.. 191 °/b FISH.
Pursuant to the interlocal agreement, Shenandoah Elementary and Miami Senior
High both meet the review threshold of 115%. As of January 2005, the Proposed
Relief Schools in the area are Addition to Shenandoah Elementary (440 student
stations) with a Projected Occupancy Date of June 2006, and State School "I-1"
(Shenandoah/Citrus Grove/Riverside Elementary Schools) with 826 student stations
and an Occupancy Date Funding Year of 2007-08. At an average of $6,549 per K-12
student, the total annual operating cost for the additional students residing in this
development, if approved, would total $654,900. Based on the State's September
2005 student station cost factors, capital costs for the estimated additional students
to be generated by the proposed development is $1,648,211.
• It is found that on September 27, 2005, the City of Miami Public Works Department
provided a review of the project and commented the following: (a) Verify with the
Public Works Department that Lot 11, Block 3, Tamiami Heights Subdivision has not
been illegally divided, otherwise platting may be required; and street improvements
shall be required for: (b) SW 8tt, Street — Coordinate with the Florida Department of
Transportation for replacement of all broken and damaged sidewalk and curb and
gutter adjacent to the project site; (c) SW 9tn Street - Replace all broken and
damaged sidewalk, curb and/or gutter on both sides of the street. Mill and resurface
the entire width, curb to curb, between SW 19th Avenue and SW 20th Avenue; (d)
SW 19th Avenue - Replace all broken and damaged sidewalk on both sides of the
avenue. Construct new curb and gutter on both sides of the avenue adjacent to the
project site. Mill and resurface the entire width, curb to curb, between SW 8th Street
and SW 9th Street; (e) SW 20th Avenue - Replace all broken and damaged sidewalk
on both sides of the avenue. Construct new curb and gutter on both sides of the
avenue adjacent to the project site. Mill and resurface the entire width, curb to curb,
between SW 8th Street and SW 9th Street
• It is found that the Large Scale Development Committee reviewed the project on
October 5, 2005 to address the expressed technical concerns raised at said Large
Scale Development Committee meeting.
• It is found that on October 6, 2005, the City's Traffic Consultant, URS Corp.,
provided a review (W.O. #124) of the Traffic Impact Analysis submitted by the
applicant and has found the traffic analysis sufficient.
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• It is found that the proposed project was reviewed for design appropriateness by the
Urban Development Review Board on October 19, 2005, which recommended
Approval (UDRB Reso. 10-19-05-9) with conditions.
• It is found that the proposed project was reviewed by the Internal Design Review
Committee on October 28, 2005, and the following pertinent comments were made:
Architecture — Architectural language chosen shall be compatible with the Latin
Quarter and Design Guidelines for the Latin Quarter. SW 8th Street is a major
gateway into the City of Miami from the west. Please try to be sensitive to this
neighborhoods character and revise the architectural details to be coherent with the
Spanish/Mediterranean style established. The Planning Department's review
resulted in design modifications that were then recommended for approval to the
Planning Director.
• It is found that the Miami Zoning Board at its meeting of December 12, 2005,
reviewed the Change of Zoning request from R-2 (Two -Family Residential) to C-1
(Restricted Commercial), Item No. 15 — Approved by a vote of 7-1; and Variances
for Setbacks, Item No. 21 — Approved by a vote of 6-2; of which the Change of
Zoning requires City Commission approval.
• It is found that with respect to all additional criteria as specified in Section 1305.2 of
Zoning Ordinance 11000, the proposal has been found to adhere to the following
Design Review Criteria: (1) Site and Urban Planning; (2) Architecture and
Landscape Architecture; (3) Pedestrian Oriented Development; (4) Streets and
Open Space; (5) Vehicular Access and Parking; (6) Screening; (7) Signage and
lighting; (8) Preservation of Natural Features; and (9) Modification of
Nonconformities.
Based on these findings, the Planning Department is recommending approval of
the requested Development Project with the following conditions:
1) Meet all applicable building codes, land development regulations, ordinances
and other laws and pay all applicable fees due prior to the issuance of a building permit
including the required Affordable Housing Trust fund contribution of $12.40 per square
foot for any applicable FAR increase sought under those provisions.
2) Allow the Miami Police Department to conduct a security survey, at the option
of the Department, and to make recommendations concerning security measures and
systems; further submit a report to the Planning Department, prior to commencement of
construction, demonstrating how the Police Department recommendations, if any, have
been incorporated into the PROJECT security and construction plans, or demonstrate to
the Planning Director why such recommendations are impractical.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue
indicating APPLICANT'S coordination with members of the Fire Plan Review Section at
the Department of Fire -Rescue in the review of the scope of the PROJECT, owner re-
sponsibility, building development process and review procedures, as well as specific
requirements for fire protection and life safety systems, exiting, vehicular access and
water supply.
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4) Obtain approval from, or provide a letter of assurance from the Department of
Solid Waste that the PROJECT has addressed all concerns of the said Department prior
to the obtainment of a shell permit.
5) Comply with the Minority Participation and Employment Plan (including a Con-
tractor/Subcontractor Participation Plan) submitted to the City as part of the Application
for Development Approval, with the understanding that the APPLICANT must use its
best efforts to follow the provisions of the City's Minority/Women Business Affairs and
Procurement Program as a guide.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a man-
datory property owner association in perpetuity.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that in-
cludes the following: a temporary construction parking plan, with an enforcement policy;
a construction noise management plan with an enforcement policy; and a maintenance
plan for the temporary construction site; said plan shall be subject to the review and ap-
proval by the Planning Department prior to the issuance of any building permits and
shall be enforced during construction activity. All construction activity shall remain in full
compliance with the provisions of the submitted construction plan; failure to comply may
lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Class I Special Permits for which specific details have not yet been devel-
oped or provided, the applicant shall provide the Planning Department with all subordi-
nate Class I Special Permit plans and detailed requirements for final review and ap-
proval of each one prior to the issuance of any of the subordinate approvals required in
order to carry out any of the requested activities and/or improvements listed in this de-
velopment order or captioned in the plans approved by it.
10) If the project is to be developed in phases, the Applicant shall submit an in-
terim plan, including a landscape plan, which addresses design details for the land oc-
cupying future phases of this Project in the event that the future phases are not devel-
oped, said plan shall include a proposed timetable and shall be subject to review and
approval by the Planning Director.
11) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following condition: Architectural language chosen shall be
compatible with the Latin Quarter and Design Guidelines for the Latin Quarter.
12) Pursuant to comments by the City of Miami Public Works Department, the
applicant shall meet the following conditions: (a) Verify with the Public Works Depart-
ment that Lot 11, Block 3, Tamiami Heights Subdivision has not been illegally divided,
otherwise platting may be required; and street improvements shall be required for: (b)
SW 8,h Street — Coordinate with the Florida Department of Transportation for replace -
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ment of all broken and damaged sidewalk and curb and gutter adjacent to the project
site; (c) SW 9th Street - Replace all broken and damaged sidewalk, curb and/or gutter on
both sides of the street. Mill and resurface the entire width, curb to curb, between SW
19h Avenue and SW 20th Avenue; (d) SW 19th Avenue - Replace all broken and dam-
aged sidewalk on both sides of the avenue. Construct new curb and gutter on both sides
of the avenue adjacent to the project site. Mill and resurface the entire width, curb to
curb, between SW 8th Street and SW 9th Street; (e) SW 20th Avenue - Replace all bro-
ken and damaged sidewalk on both sides of the avenue. Construct new curb and gutter
on both sides of the avenue adjacent to the project site. Mill and resurface the entire
width, curb to curb, between SW 8th Street and SW 9th Street
13) A development bonus to permit a mixed use of 64,144 square feet of floor
area shall require payment to the Affordable Housing Trust Fund of an amount of
$12.40 per square foot = $745,785.50.
14) That the requested application for the Change of Zoning, and the accompa-
nying Future Land Use Change on these properties are approved by the City Commis-
sion
15) Within 90 days of the effective date of this Development Order, record a
certified copy of the Development Order specifying that the Development Order runs
with the land and is binding on the Applicant, its successors, and assigns, jointly or
severally.
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