HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION
244 and 246 NW 72" Terrace.
CASE NO. 06-00417x1
The proposed development "The Emerald" formerly known as "Emerald Place" vvas
already approved as a multifamily residential structure of a density equal to R-3 of higher;
in this case R-4 under Resolution 06-0234 and this application is in order to request a
33.33% reduction in the required number of parking. spaces.
SPECIAL EXCEPTION, as per Article 9, Section 917.6, Reduction in parking
requirements for housing for low income families and individuals, to allow up to 50%
parking reduction as follows:
Required parking spaces
Proposed parking spaces
Request to be waived
216
144
72 parking spaces (33.33% reduction)
NOTE: This Special Exception also encompasses the following special permits:
Class II Special Permit as per Article 9, Section 903.1, to allow a project to be
designed as a single site which occupies lots divided by a street or alley.
Class 11 Special Permit as per Article 9, Section 917, Sub -Section 917.1.1,
Parking maneuvers on public streets of sidewalk prohibited; backing into an
alley by Class II Special Permit; exceptions, to allow maneuvering on public
street; ,
Class II Special Permit as per Article 15, Section 1512, to request a waiver of
City of Miami Parking Guides and Standards requirement of one (1)
additional foot width dimension on 10 parking stalls (approximately 7% of
total proposed parking spaces) where one side of these parking stalls abut a
column, wall, fence or other physical obstruction, to allow the minimum
parking stall dimension of 8' 6" to be measured from the face of any
obstruction.
Class I1 Special Permit as per Article 9, Section 923, Sub -Section 923.2.1,
Reduction in stalls dimensions by Class II Special Permit; criteria and
limitations on reductions, to allow the reduction of two (2) loading berth
dimensions as follows:
Required number of loading berth: Three (3) 12' wide x 35' long x 1.5' high
Proposed number of loading berth: One (1) 12' wide x 35' long x 15' high
Four (4) 10' wide x 20' long x 15' high
Class .I Special Permit, as per Article 9, Section 916, Sub -Section 91.6.2.1
Temporary special event parking to allow parking for temporary special vent
such as ground breaking ceremonies;
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 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 manufactures 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 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
residential project under construction;
Class I Special Permit, as per Article 9, Section 927, Temporary structures,
occupancies and uses during construction, criteria for special permits, to
allow temporary structures, occupancies and uses reasonable 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 10, Section 10.5.4.4, Sub -Section
10.5.4.4 (3). C-2 Liberal Commercial, Sign regulations, to allow temporary
signs for development;
The following findings have been made:
• It is found that the use is compatible with the area and will be bene iciai by providing
affordable housing,
• It is found that the proposed layout provides adequate vehicular circulation.
It is found that the design of the facades is adequate; however, sign specifications and
paint color samples have not been provided to determine aesthetic impact.
It is found that the proposed landscape plan complies with the minimum
requirements.
• It is found that the applicant submitted additional information which justifies the
requested reduction based on factual data for this census track
• It is found that based on that additional information provided by the applicant, this
Special Exception is appropriate in that the project is going to serve low income
families and individuals with fewer vehicles.
• 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
application with the following conditions:
1,- The applicant shall present final design details on the facades, including color,
signs and materials for review and approval by the Planning Director prior to the
issuance of a building permit.
2.- The applicant shall ensure that the parking spaces are provided to the residents
at no extra charge or rent to ensure that they are utilized and the vehicles do not
park on the adjacent streets until all the spaces in the garage are used.