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Home My WebLink AboutCC Special Exception AnalysisANALYSIS FOR SPECIAL EXCEPTION 501, 505, 575, SW 22°` Avenue and 585-87 SW 22" Avenue, 2160 SW 5th Street and 2143 & 2161 SW 6th Street CASE NO 07-00392x APPLICATION FOR MAJOR USE SPECIAL PERMIT SUBJECT TO COMPLIANCE WITH ZONING ORDINANCE 11000 and THE CITY CODE, AS AMENDED, AND TO ALL APPLICABLE CRITERIA, CONSIDERATIONS AND/OR OTHER REGULATIONS. The proposed development "Altos Pointe" will be comprised of a mixed use multifamily residential building with 163 residential units, approximately 1.59,399 square feet of residential floor area; ap- proximately 8,242 square fret of retail floor area, and approximately 14,995 square feet of accessory convenience floor area. The project will provide a total of 212 parking spaces. The total number of parking spaces required fo.r the project could be reduced to 208 parking spaces (180 for residential and 28 for commercial uses), such reduction of 44 parking spaces for residential use may be ap- proved under Section 917.7.2. Four (4) parking spaces are remaining as excess parking of the poten- tially new required parking spaces which may be utilized and maintained as valet parking. The building structure will have a maximum height of 164 feet 4 inches AGL at top of roof parapet. Note: This MUSP approval is contingent on modification to the Covenant proffered in relation to the approved rezoning of lot 5 of Block 13, Bryandale, PB 9, Page 86. Pursuant to Zoning Ordinance 11000, as amended, Supplement 14, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for Altos Pointe at 505 S.W. 22' Avenue, Miami, Florida, has been submitted and reviewed to allow an application for Major Use Special Permit, subject to all appli- cable criteria; MAJOR USE SPECIAL PERMIT, 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 (25) percent of additional floor area as a development bonus of approximately 27,568.59 square feet, the user shall make a non-refundable bonus developer contribution of an amount of $341,850.52 to the Af- fordable Housing Trust Fund administeredby the City of Miami; MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and ARTICLE 5, Sect. 502. PUD districts; minimum area, maximum densities and maximum floor area ratios per- mitted (a)(c), to allow up to 20 % increase of floor area ratio, for an increase of approximately 22,054.87 square feet of floor area; The Major Use Special Permit encompasses the following Special Permits and requests: SPECIAL EXCEPTION, as per Article 9, Section 917.7,2, Reduction in parking requirement for multifamily residential development when located in Community Revitalization Districts (CR.D), to allow reduction to 44 two (2) bedroom units to permit one (1) parking space per unit as follows; Required: 224 parking spaces Provided: 180 parking spaces Request to waive: 44 parking spaces Unit Breakdown Parking New Parking Parking Residential Only Required Required Reduction 44-2B Units 88 44 44 119-1B Units 119 119 0 Visitors 17 17 0 Total 224 180 44 CLASS II SPECIAL PERMIT, as per Article 4, Section 401, C-1 Restricted Commercial, 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 IT 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 in driveway isles from 23 feet to 22 feet; CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923, Sub -Section 923.2, Sub -Section 923.2.1. Reduction in stall dimensions by Class II Special Permit; criteria and limitations on reduc- tions, to allow reduction of two (2) loading berth dimensions as follows; Required number of loading berth: Three (3) 12 feet wide x 35 feet long x 15 feet high Proposed number of loading berth: One (1) 12 feet wide x 35 feet long x 15 feet high Four (4) 10 feet wide x 20 feet long x 15 feet high CLASS II SPECIAL PERMIT, as per Article 9, Section 908.2, to allow access driveway width greater than twenty five (25) feet from a public street roadway; CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures, occupan- cies, and uses during construction, criteria for special permits, to allow temporary structures, occu- pancies, 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 I SPECIAL, PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9. Temporary spe- cial events; special permits; criteria, to allow temporary carnival, festival, fair or similar type event on privately 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 cere- monies; CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2. Temporary off- street offsite parking for construction crews, criteria, to allow temporary off-street offsite 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. Limitations 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 construction 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 Re- stricted Commercial, Temporary Signs (3), to allow temporary development signs; REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment (a) pei hit- ting the operation of construction equipment exceeding the sound level of a reading 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 MAJOR USE SPECIAL PERMIT, that the following conditions be required at the time of issuance of Shell Peiiiiit instead of at issuance of Foundation Permit: - The requirement to record in the Public Records a Declaration of Covenants and/or Restrictions pro- viding 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; - And the requirement to record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title. The following findings have been made: • It is found that the proposed multifamily residential development project will benefit this specific area by creating new residential opportunities within a Community Revitalization District (CRD). • It is found that the subject of this Special Exception, specifically for the reduction of the required parking, for the proposed project, is completely within the scope and character of the project given that it is a multifamily residential project located within a designated Community Revitalization District (CRD). lit is found that the proposed development is located to ti;e east of SW 22" Avenue in Little Ha /ma with convenient access to public transportation and services. It is also found the request to reduce the total number of parking spaces will not be detrimental to the neighborhood since the project provides sufficient number of required parking within a Comniunity.Revitalization District (CRD). • It is found that the proposed layout provides adequate vehicular circulation.. It is fou.n.d that pursuant to Section 917.10., required offstreet parking for residential uses shall .not be leased or rented to residents or visitors to the premises for whore such parking is required, and as such, irrespective of this reduction, all residents shall be assigned the required parking spaces without charge. • 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. Irrespective of the reduction requested through this application, and pursuant to Section 917.10 of the Zoning Ordinance, all residents shall be assigned at least one space per residential unit without charge.