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HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION 52.1.1 NW 17th Avenue, 1629 NW 52nd Street and 1630-1640 NW 53rd Street. FILE NO. 06-01066x Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida. the subject proposal for Uptown Place has been reviewed to allow the following Special Exception_ • 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. The requested mixed -use development consist of a total of (60) residential units and approximately (3, 800) sq. ft. of retail use as part on a new (8) stories building with an overall height of (96`- 4") A.O.L. and (99) 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 (1) .12' x 35' x 15' to (2) 10' x 20' x 15'. Class II Special Permit, as per Article 15, Section 1512, to allow a waiver of the City of Miami Offstreet Parking Guides and Standards requirement of one (1) additional foot in stall dimension, where the side of any stall abuts a wall, column, fence, building, or other physical obstruction. This petition is for 16 of the provided 194 parking spaces, which constitutes (18%) of the parking proposed. Class II Special Permit, as per Article 9, Section 927, to allow temporary structures, occupancies, and uses reasonably necessary for construction. Class 1 Special Permit, as per Article 9, Section 906.9, to allow for a temporary event. Class I Special Permit, as per Article 9, Section 916.2.1, to allow for temporary event parking. 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. Class I Special Permit, as per Article 10, Section 10.5.4.4, to allow (3) temporary development signs The following findings have been made: • It is found that the Special Exception is required in order to have a density equal to R-4 "Multifamily Medium -Density Residential" in the C-2 "Liberal Commercial District" is appropriate. • It is found that the proposed design is not in keeping in scale with the surrounding neighborhood. It is also found that in order for the project to respond to the City of Miami Urban Design Standards outlined in Section 1305 should encourage the transition in bulk and scale to the surrounding neighborhood, by stepping the building down as it approaches the abutting residential properties to the east. (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. 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 t t v 0 M l A M P I, A N N I N (.; DEPARIMENT PRE -APPLICATION DI?SIGN REVIEW ' C.,0MMENTS SPECIAL EXC.!! P FIC.)N UPTOWN PLACE 5211NIW17'''AvrNu NET DISTRICT: MODEL CITY 07--11-06 City of .Miami Vision Statement: 'To 13e an International City which Embodies iiversity, Economic Opportunity, Eectine Customer Sen'ice and a Highly Rated,Qualio f T zee" 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 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. In the future, please provide one set of project plans at 11" x 17" size for the Committee's records. Architecture: • The proposed ten -story apartment blocks are 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 step the buildings down as they approach abutting properties, to a height and scale that is sympathetic to these properties. • The committee appreciates the use of retail liner at the ground floor, Provide pedestrian amenities such as benches, low planter walls, or space for cafe tables, so that the sidewalk will be activated with uses. • Provide treatment for the blank walls on the north and south facades of the building, in order to introduce scale and interest to these facades. • The proposed garage treatment is unacceptable. Integrate the garage into the design framework of the building, following the pattern of windows and balconies. • The applicant must provide screening for the openings in the parking garage. It is essential that all cars, garage lights, and mechanical equipment are hidden from view. Please provide material information for the screening material chosen, and include a section detail of the garage opening with the applied screening material. It 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. Landscape; • Submit a landscape plan that specifies the species and proposed locations of all plant materials. • 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 "sum of inches" of tree trunk at breast height, while the county uses square footage of tree canopy. • The committee appreciates the provision of shade trees along the perimeter of the building. Move these trees to the edge of the curb to allow more space for the tree canopy, and to provide a wider, more continuous pedestrian realm along NW 52' Street, NW 53"' Street, and NW 17`1' Avenue. "[he 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.