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HomeMy WebLinkAboutAnalysisANALYSIS FOR SPECIAL EXCEPTION 6443 Biscayne Boulevard and 621-625 and 645 NE 64th Terrace FILE NO. 06-01433xc Pursuant to Article 6, Section 612 of Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal to allow surface parking in R-1 "Single Family Residential District" with an SD-12 "Buffer Overlay District" has been reviewed as follows: NOTE: This Special Exception includes the following Class II Special Permits: Class II Special Permit as per Article 6, Section 609.3.1, for development of new construction within the "Biscayne North Overlay District". Class II Special Permit as per Article 15, Section 1512, to request a waiver of City of Miami Parking Guides and Standards for reduction of the required back up space from twenty-three (23) feet to twenty-one (21) feet and six (6) inches. Class II Special Permit as per Article 15, Section 1512, to waive the one (1) requirement for stall width abutting a wall. Class II Special Permit as per Article 9, Section 923.2.1, reduction of the required loading berth dimensions from (2) 12' x 35' to (2) 10' x 20' and to reduce the required height of the stall from none (9) feet and six (6) inches to nine (9) feet. Class I Special Permit, as per Article 9, Section 927. Temporary structures, 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 906.9 Temporary special events such as ground breaking ceremony. Class I Special Permit, as per, Article 9, Section 918.2, to allow temporary off-street offsite parking for construction crews working on the proposed new commercial - residential project during construction. Class I Special Permit, as per, Article 9, Section 920.1.2, to allow for 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 10.6.3.6(3) , to allow temporary development sign. *** This petition will be subject to City Commission approval. The following findings have been made: • It is found that the proposed six (6) stories residential building along with a four story parking garage which includes an additional underground parking floor will be developed on several lots with an SD-12 "Buffer Overlay District" designation. The land immediately to the west is proposed for an office -use building; the property is zoned C-1 Restricted Commercial and SD-9 `Biscayne North Overlay District". The property is located at the northeast corner of Biscayne Boulevard and NE 64th Terrace. It is also found that the vehicular access to the proposed underground parking will be from the existing SD-9 "Biscayne North Overlay District" and the R-3 "Multifamily Medium -Density Residential with an SD-12 "Buffer Overlay District" designation. • It is found that the proposal has been reviewed for aesthetic impact and the submittal does not include proposed materials and colors. The subject project had been reviewed by the Internal Design Review Committee (IDRC) and some of the concerns of the IDRC such as: overall height, parking and traffic circulation along NE 64th Terrace are still a concern (please see attached Internal Design Review Committee comments). • It is found that the proposed plans showing the parking garage does not clearly identify where the office and residential parking will be located as part of the proposed parking garage in the current R-3 "Multifamily Medium -Density Residential" district along with an SD-12 "Overlay Buffer Overlay District". • It is found that the proposed SD-12 "Buffer Overlay District" for this proposal does not follow the Special Limitations described under Section 612 of Zoning Ordinance 11000 because it is not a surface parking to serve the abutting district and also it provides vehicular access to and from the residential area. The twenty (20) foot landscape buffer and the six (6) foot height wall can not be provided as presented. • It is found that the proposed basement parking along with the proposed six (6) stories garage above ground and residential building are not in scale and character with the surrounding area. • It is found that the proposed parking layout will create a potential for circulation conflicts with the proposed loading and residential parking. • It is a found that the request for waiver of the one (1) foot for stall width will not be appropriate more specifically in the ground level near the proposed loading. • It is found that the request for the reduction of the required loading berth dimensions from two (2) 12'x 35' to two (2) 10' x 20' and the height reduction from fifteen (15) feet to nine (9) feet will be appropriate. In addition, the proposed loading does not clearly show how the maneuvering will work in a safe manner in such a tight space. • It is found that the proposal does not provide an adequate landscape buffer to the adjacent residential area and neither to Legion Park, to the north. • It is found that the submitted landscape plan does not specify any of the botanical names, spread and height of the proposed trees, hedges and ground cover. It is also found that there is no landscape depicted along Biscayne Boulevard as part of the new mixed -use project. Based on these findings, the Planning Department is recommending denial of the application as presented. C T i Y 0 F M l A M I N N N c; 1:) t::. P A a r M[. N r PRE-APPLtCA rtc» DL;SIGN Itt:,V i t W contA N't's CLASS ]1 Stet CEAt. I FfL 1E " VESE(N 64 PARK PLACE 6443 fBISCAYNE BLvD 08-01-2006 The following comments represent the unified vision of the Pre -Application resign Review Committee, which consist of all staff members in the Urban Design and Land Development Divisions. COMMENTS: 'Ihe following comments are in response to the applicant's revision of the project from a 68 unit residential use to a combination of residential and office space, and the subsequent alternations in the design. Program • The change of use is appropriate. Architecture • The changes to the west elevation of the nine story build are appropriate. Garage • The addition of another level of parking fronting Legion Park is unacceptable. Explore alternatives to this solution such as mechanical parking or an additional level of underground parking. • Please verify the parking calculations with the Zoning Department, and strive to reduce the amount of parking provided in this project. • The reconfiguration of the garage entrances and loading bays is an improvement over the previous design. Landscape • The rendering of the north elevation of the parking garage suggests that a green wall will he used to screen the parking garage from Legion Park. Provide details of this wall and indicate the location of planters, species of plant, and irrigation systems. • In accordance with the City of Miami Tree Protection Ordinance, all native tree species shall he protected and accommodated into the design of a building, or, if this is not possible, relocated. In keeping with this ordinance, the applicant shall protect or relocate the two existing gumbo limbo trees and the sabel palm. Traffic • Clarify how traffic circulation will occur along NE 64th Terrace. • Verify all right of way improvements with the Public Works Department. 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.