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HomeMy WebLinkAboutSubmittal MemoLuft Consulting, Inc. 1717 Windward Way Sanibel Island Florida, 33957 Ph. 239-395-2215 Fax. 239-395-1787 Memo Submitted Into the public record in connection with item Z x- on Priscilla A. Tho Con Cityerk ToJeffery Bercow Franz Jack Luft CC: Ben Femandez Date: October 24, 2006 Rec Compliance of Sawyer's Walk MUSP with Sec. 1703.2 and 1305.2 of Miami Code Section 1703.2 Consideration of Application; recommendations, findings required of the Miami Zoning Code establishes that the City Commission shall consider ceratin standards before approval or denial of a Major Use Special Permit (MUSP). These standards address impacts on the City that are described, analyzed and responded to by special studies prepared by the applicant for a MUSP. The MUSP application for Sawyer's Walk has provided the required studies for all five standards addressing the economy, public transportation and roadways, housing accessible to employment, efficient use of public facilities, and the environment and natural resources. The City administration has found these studies and their findings to be complete and satisfactory with regard to sufficiency and positive impacts on the public welfare. In addition, the Southeast Overtown Development of Regional Impact and Increment 2 Development Order provide for approved development credits applicable to the Sawyer's Walk Project that further assure compliance with concurrency standards for adequacy of roadway level's of service, utility capacity, school capacity, public facility service capacities and public open space. Section 1703.2 also requires compliance with the standards of Section 1305 of the zoning code. After reviewing the development proposal including site and architectural plans, in my best professional judgment, I find that the Design review criteria of Section 1305.2 applicable to Restricted Commercial listed below are satisfied for the following reasons: L Site 8-Urban Planning (1) Respond to the physical contextual environment taking into consideration urban firm and natural features - The project site is located in the SD-16 and 16.2 Zoning Districts (up to 300 units per acre permitted), between 1-95 and the Overtown Transit Station, and abutting the Downtown Miami Central Business District To the north is the high density R-4 multi -family and C-1 Restricted Commercial zoning districts (up to 150 units per acre permitted) which includes the historic heart of Overtown and the Overtown Folk Life Village. The abutting development to the south is predominantly high rise office and governmental uses and to the east is high intensity commercial and office use. The project design responds primarily to the accessibility provided by the mass transit Metrorail Station abutting the site by providing high density residential housing for low and moderate income families and workforce housing serving the Central Business District employment population of over 100,000 workers. Unlike the two high rise towers of Park West abutting Overtown two blocks to the north which are over 20 and 30 stories, the project has a maximum height of 13 stories as a transition to neighborhoods west + Page 1 and north. The development of the transit station site next to this project is proposed at 17 Stories. The project emphasizes linkages to the Overtown neighborhood to the north by orienting commercial uses and primary architectural facades to NW 2nd Avenue as the "Main Street" commercial and cultural corridor of Overtown. Additional pedestrian sidewalk enhancements have been added to the streetscape of 2nd Avenue. The project's east / west linkage to the transit station is reinforced with a pedestrian promenade and shops lining 7th Street, otherwise known as Sawyer's Walk and the project's namesake. These linkages strengthen the functional intemal relationships to the surrounding community and provide residents opportunities for new retail services, employment and entrepreneurial start-ups that are much needed in the area. (2) Siting should minimize the impact of automobile parking and driveways on the pedestrian environment and adjacent properties. The projects primary vehicular entrances and exits are oriented to 6th and 8th Streets, both cross town collector streets linking to 1-95 and to NW 3'd Avenue which is a frontage access road for the interstate highway. The pedestrian oriented stwtb of 7t' (Sawyer's Walk) and NW 2nd Avenue are kept free of vehicular driveways and service / loading bays thus minimizing impact of circulating vehicles on the pedestrian environment All parking is provided on site within enclosed parking garages screened from pedestrian areas and faced with externally oriented retail and active use space at grade. (3) Buildings on comer lots should be oriented to the comer and public street fronts. Each primary pedestrian street comer on 7th Street and east of 2nd Avenue and next to transit has a major lobby entrance to residences and architectural features accenting the comers. IL Architecture and Landscape Architecture (1) A project shall be designed to comply with all applicable landscape ordinances. The project includes full landscaping of all public streets, plazas along 7th Street and at major building entrances in accordance with City Streetscape Design Standards. Resident recreational space at upper levels is landscaped to provide shade and soft surface play and passive space. All landscape code and xeriscaping requirements have been met (2) Respond to the Neighborhood Context The adopted land development regulations (SD 16 and 16.2) which confonn to the adopted Comprehensive Neighborhood Development Plan Goals, Policies and Objectives of the City state that the intent of the district is as follows "It is of special and substantial public interest to guide redevelopment in accord with the Southeast Overtown-Park West redevelopment plan in the area north of the Central Business District, west of Bicentennial Park, south of I-395, and east of I-95 by regulations encouraging a quality residential living environment with direct access to shopping, recreation, entertainment, transportation and employment. It is intended that development at appropriate high intensity will provide a variety of housing opportunities, open character, attractive and secure open space, appropriately located residential recreation space serving residential uses, adequate retail and service support facilities, and a safe pedestrian movement system. It is intended that the character of the development shall be moderate to high intensity that provides an attractive, secure environment for residents and workers with a variety of forms for spatial interest." + Page 2 Submitted Into the public record in connectio wi item l'Z se, on Priscilla A. Thompson City Clerk The adopted Redevelopment Plan for Southeast Overtown characterizes the preferred built environment for this district as including: Principle 3: There must be variety in housing options. The horsing stock in Downtown Miami and the neighborhoods of Southeast Overtown / Park West is extremely limited. The existing inventory consists mostly of lower -priced and substandard houses and apartments. This lack of residential alternatives inhibits efforts to foster a 24-hour downtown and limits options for those who would otherwise choose to reside in a center city location. A mix of market rate and affordable housing units and types, including rental units, ownership units, multi -family units, single family units, and accessory apartments, is necessary to accommodate the diversity and lifestyles of existing and future residents. The Overtown and Park West of the future will take advantage of their urban character and infrastructure and provide an attractive array of residential choices for current and new residents. The neighborhoods have to ensure the integration of different economic sectors to stimulate a positive shaping of the urban space. This development form is shown in the accompanying illustrations from the adopted plan. wnno..nMU* abpdmudetow Roansw bmbgns*st»r.tr.baas mind.*buasgs a•d" susbap Y�l.w -- snmir�irmv •,, Marra Ind MYn.r.`+nag dam Mn ICY On ambers. b.la nMIRf YW bN1as alOwbn's F0.1! \iw The illustration on the left includes development depicted surrounding the Overtown Transit Station and the illustration on the right shows development of the site adjacent to the Sawyer's Walk project The Sawyer's Walk Project conforms to the proposed context of the area as embodied by the SD-16 District and is illustrated below for comparison: Submitted Into the public record in connectional with item ''Z on Priscilla A. Thorflpson City Clerk + Page 3 (3) Casale a Transition in Bulk and Scale The Projects maximum height is 13 stories as a transition from the 17 stories proposed on the Transit Station Site and transitions building heights along pedestrian streets to two and three story arcades facing pedestrian corridors as depicted above. (4) Use architectural styles and details such as roof lines and fenestration), colors and materials derivative from the surrounding area. The modemist architectural style and colors conforms to the building styles of the adjacent government center, the adjacent high density Towers of Park West and Park Place developments one block to the north, the new River House Lofts and the new Charter School at NW 41h Street (5) Articulate the building Facade vertically and horizontally in intervals that conform to existing structures in the vicinity. The building facades incorporate numerous scaling devices and color changes to break up the building mass and add interest to the design as shown below. Submitted Into the public record in connection with item ?2. x on lb lat.�0 co Priscilla A. Thompson City Clerk lll. Pedestrian Oriented Development (1) Promote Pedestrian Interaction The designated primary pedestrian streets in the CRA Plan along 2nd Avenue and NW 7th Street include retail shops, transparent window displays and pedestrian entrances along building frontages and utilizes plaza and walkway space for cafes and amenity features to promote public activity. (2) Design Facades that respond primarily to human scale. The above illustration illustrates the use of arcades and the expression of building podium forms to relate the scale of architectural elements at the lower levels to pedestrian activity. + Page 4 (3) Provide Active, not blank facades. Where blank walls are unavoidable they shall receive design treatment The foregoing illustrations (11-2 and 11-5) demonstrate the use of active space and transparency at grade to provide interest at the pedestrian sidewalk level. IV. Streetscape an Open Space: (1) Provide Usable Open Space that allows for convenient and visible pedestrian access from the public sidewalk. The project incorporates public plaza and recessed courtyard space at grade along public sidewalks as an extension of lineal pedestrian promenade space on Sawyer's Walk. Submitted Into the public record in connection witth item `177. on to xol. Priscilla A. Thorb P son p City Clerk (2) Landscaping, including plant material, trellises, special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project. The use of at grade landscaped pedestrian sidewalk spaces and upper level private recreation space incorporates the required amenities and design features called for by this standard. •ii•i•i• • i"_E IV. Vehicular Access and Parking: (1) Design for pedestrian and vehicular safely to minimize conflict points. The project site design segregates vehicular entrances from pedestrian districts by confining garage and service access to the perimeter of the project area along collector arterials and focusing pedestrian activity on the limited access roadways of 2nd Avenue and 7th Street. (2) Minimize the number and width of driveways and curb cuts. The above described access and circulation scheme confines primary vehicular entrances for each block to one location for the eastem blocks and two locations for the westem blocks. (3) Parking adjacent to the street front should be minimized. + Page 5 Not applicable. All parking is within intemal garages and screened from view. (4) Use surface parking areas as a district buffer. Not applicable. All parking is within intemal garages. VI. Screening (1) Provide landscaping that screen undesirable elements such as surface parking lots and that enhances space and architecture. There are no surface parking lots and all public street spaces and setbacks are landscaped according to code. (2) Building sites should locate service elements like trash dumpster, loading docks, and mechanical equipment away from street front where possible. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front they should be situated and screened. (3) All service and mechanical spaces are enclosed and internal to the project, screened from public view. Screen parking garage structures with program uses. All parking garage external facades are lined with program uses, either residential, common space or retail. VII. Signage and Lighting (1) Design signage appropriate for the scale and character of the project and immediate neighborhood. Signage is confined to the first level within designated spaces over retail shops and building entrances and is scaled to serve pedestrian views. (2) Provide lighting as a design feature to the building facade, on and around landscape areas, special building or site features, and/or signage. The architectural scheme includes night lighting of significant architectural features, entrances, public street spaces and public courtyards_ (3) Orient outside lighting to minimize glare to adjacent properties. All lighting meets code requirements performance standards to minimize extemal glare and avoid adverse impacts on adjacent properties. (4) Provide visible signage identifying building addresses at the entrance(s) as a functional and aesthetic consideration. See (1) above. + Page 6 Submitted Into the public record in connectio wit item PZ. Zti on l o rot, Priscilla A. �'ho pson City Clerk VIIL Preservation of Natural Features Not applicable — all building sites are currently parking lots or vacant lots. Existing trees will be relocated to comply with the City Landscape Ordinance. IX Modification of Non -conformities The project complies with all code requirements and has no non -conforming structures. The above analysis affirms the City Administration findings that all criteria and standards of Section 1305.2 have been satisfied by the project design and the project is in conformance with the MUSP regulations to be met for approval of the project. Submitted October 25, 2006 fr(ft- Jack Luft AICP (1983) + Page 7 Submitted Into the public record in connect • n ith itemt__on Priscilla A. Tho p on City Clerk