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Resolution No.: 06-1232
Monday, September 25, 2006
Mr. Joseph H. Ganguzza offered the following resolution and moved its adoption
Resolution:
AFTER CONSIDERING THE FACTORS SET FORTH IN SECTION 1305 OF
ORDINANCE NO. 11000, THE ZONING BOARD GRANTED THE SPECIAL
EXCEPTION AS LISTED IN ORDINANCE NO. 11000, AS AMENDED, THE ZONING
ORDINANCE OF THE CITY OF MIAMI, ARTICLE 4, SECTION 401, SCHEDULE OF
DISTRICT REGULATIONS, TO ALLOW MULTIFAMILY RESIDENTIAL STRUCTURES
OF A DENSITY EQUAL TO R-3 OR HIGHER, IN THIS CASE, R-4 FOR THE
PROPERTIES LOCATED AT APPROXIMATELY 5211 NORTHWEST 17TH AVENUE,
1629 NORTHWEST 52ND STREET AND 1630-1640 NORTHWEST 53RD STREET,
LEGALLY DESCRIBED AS EXHIBIT "A" (HEREBY ATTACHED), PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA; ZONED C-2 LIBERAL COMMERCIAL. THIS
SPECIAL EXCEPTION WAS GRANTED PER PLANS ON ALE WITH A TIME
LIMITATION OF TWELVE MONTHS IN WHICH A BUILDING PERMIT MUST BE
OBTAINED, SUBJECT TO THE FOLLOWING CONDITIONS BY THE PLANNING
DEPARTMENT: 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 AND 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.
Upon being seconded by Mr. Angel Urquiola,
• 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).
File ID#: 06-01066x Z.4
Miami Zoning Board
Resolution No.: 06-1232
Monday, September 25, 2006
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,
the motion was passed and adopted by the following vote:
Mr. Ron Cordon Away
Mr. Miguel Gabela Yes
Mr. Joseph H. Ganguzza Yes
Mr. Charles A. Garavaglia No
Ms. lleana Hernandez -Acosta Yes
Ms. Chloe Keidaish Yes
Mr, Juvenal A. Pina Away
Mr. Angel Urquiola Yes
AYE: 5
NAY: 1
ABSTENTIONS: 0
NO VOTES: 0
ABSENT: 2
Ms. Fernandez: Motion carries 5-1
Teresita L. Fernandez, Executive Secretary
Hearing Boards
File ID#: 06-01066x
Z.4
C t T 0 t; M A M T
P t_, N N I N Cz i) } ;' A R ?,
PRi.,..: PPLICA'l too DESIGN Rt VJECOMM-E. S
S .t'E{.is'\ ExCEI
3N
UPTOWN PLACE
5211 NW 17;,., AvI cE
NET DISTRICT: MODEL L CITY
R'
07-11-06
City of Nliami Vision Statement: -To 13e an International Cily' which .Fsmhodiey Diversify, Economic
Dpporlrrtrily, 1: fecttue CErslorrrer Sem/re and a 1.:1ighly Rated C uultty o/ .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 application package is trussing critical items, marked in bold below The applicant may
not proceed to the UDR.$ 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.
s 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 ate 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 specifics 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.
'I'he 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"' Avenue.
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.
Exhibit "A"
Legal Description
Lot 12Block 3, of FIRST AMEN.DI:D PLAT OF FLORAL PARK. accord ing to the Plat.
thereof_ as recorded in Plat Book 8. at Page 5, of the Public Records of Miami -Dade
County, Florida.
Lot 13 less Right of Way, Block 3, of FIRST AMENDED PLAT OF FLORAL PARK,
according to the Plat thereof; as recorded in Plat Book 8, at Page 5, of the Public Records
of Miar i-Dade Count}, Florida.
Lot 14 less Right of Way, Block 3, of FIRST AMENDED PLAT OF FLORAL PARK,
according to the Plat thereof, as recorded in Plat Book 8, at Page 5, of the Public Records
of Miami -Dade County, Florida.
Lot 15, Block 3, of FIRST AMENDED PLAT OF FLORAL PARK, according to the Plat
thereof, as recorded in Plat Book 8, at Page 5, of the Public Records of Miami -Dade
County, Florida.
Zoning Board Action for Special Exception
Motion: i move -that„ he request on agenda item # be (denied)
( ranted that -the requirements of Article 16 (were) (were not)
sat+s edby relevant evidence in the record of the public hearing
a) as stated in the City's finds or fact, or
b) as demonstrated by the petitioner, or
c) on the basis of the following:
The Zoning Board, in its decision to (grant) (deny) the special exception, shall
make written findings that the applicable requirements of this zoning Ordinance,
Section 1305 (have) (have not) been met.
Circle appropriate condition(s):
1305.1 Ingress and Egress
Due consideration shall be given to adequacy of ingress and
egress to the property and structure and uses thereon, with
particular reference to automotive and pedestrian safety and
convenience, traffic flow and control and access in case of fire and
emergency.
1305.2 Offsfreet Parking and Loading
Due consideration shall be given to offstreet parking and loading
facilities as related to adjacent street, with particular reference to
automotive and pedestrian safety and convenience, internal traffic
flow and control, arrangement in relation to access in case of fire or
other emergency and screening and landscaping.
1305.3 Refuse and Service Ares
Due consideration shall be given to the location, scale, design and
screening of refuse and service areas to the manner in which
refuse is to be stored and to the manner and timing of refuse
collection and deliveries, shipments or other service activities, as
such matters relate to the location and nature of uses on adjoining
properties and to the location and character of adjoining public
ways.
1305.4 Signs and Lighting
Due consideration shall be given to the number, size, character,
location and orientation of proposed signs and of proposed lighting
for signs and premises, with particular reference to traffic safety,
glare and compatibility and harmony with adjoining and nearby
property and the character of the area.
1305.5 Utilities
Due consideration shall be given to utilities required, with particular
reference to availability and capacity of systems, location of
connections and potentially adverse appearance or other adverse
effects on adjoining and nearby property and the character of the
area.
1305.6 Drainage
Due consideration shall be given for drainage, with particular
reference to effect on adjoining and nearby properties and on
general drainage systems in the area. Where major drainage
volumes appear likely and capacity of available systems is found
marginal or inadequate, consideration shall be given to possibilities
for recharge of groundwater supply on the property, temporary
retention with gradual discharge, or other remedial measures.
1305.7 Preservation of Natural Features
Due consideration shall be given to provision for the preservation of
existing vegetation and geological features whenever possible.
1305.8 Control of Potentially Adverse Effects Generally
In addition to consideration of detailed elements indicated above,
as appropriate to the particular class or kind of special permit and
the circumstances of the particular case, due consideration shall be
given to potentially adverse effects generally on adjoining and
nearby properties, the area, the neighborhood or the City of use or
occupancy as proposed, or its locations, construction, design,
character, scale or manner of operation. Where such potentially
adverse effects are found, consideration shall be given to special
remedial measures appropriate in the particular circumstances of
the case, including screening or buffering, landscaping, control of
manner or hours of operation, alteration of use of such space, or
such other measures as are required to assure that such potential
adverse effects will be eliminated or minimized to the maximum
extent reasonably feasible and that the use of occupancy will be
compatible and harmonious with other development in the area to a
degree which will avoid substantial depreciation of the value of
nearby property.
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