HomeMy WebLinkAboutSubmittal-Compliance of Sawyer's Walk MUSP MemoLuft Consulting, Inc.
1717 Windward Way
Sanibel Island
Florida, 33957
Ph. 239-395-2215 Fax. 239-395-1787
Memo UBM1UED INTO THE
'UL'LIC RECORD FOR
TEM Pz 170Ni2-/3-c).
To: Jeffery Bercow
From: Jack Luft
CC: Ben Fernandez
Date: November 6, 2007
Re: Compliance of Sawyer's Walk MUSP with Sec. 1703.2 and 1305.2 of Miami Code
Section 1703.2 Consideration of Application; recommendations, findings required of the Miami Zoning
Code establishes that the City Commission shall consider ceratin standards before approval or denial
of a Major Use Special Permit (MUSP). These standards address impacts on the City that are
described, analyzed and responded to by special studies prepared by the applicant for a MUSP. The
MUSP application for Sawyer's Walk has provided the required studies for all five standards addressing
the economy, public transportation and roadways, housing accessible to employment, efficient use of
public facilities, and the environment and natural resources- The City administration has found these
studies and their findings to be complete and satisfactory with regard to sufficiency and positive impacts
on the public welfare. In addition, the Southeast Overtown Development of Regional Impact and
Increment 2 Development Order provide for approved development credits applicable to the Sawyer's
Walk Project that further assure compliance with concurrency standards for adequacy of roadway
level's of service, utility capacity, school capacity, public facility service capacities and public open
space.
Section 1703.2 also requires compliance with the standards of Section 1305 of the zoning code. After
reviewing the development proposal including site and architectural plans, in my best professional
judgment, I find that the Design review criteria of Section 1305.2 applicable to Restricted Commercial
listed below are satisfied for the following reasons:
1. Site & Urban Planning
(1) Respond to the physical contextual environment taking into consideration urban form and natural
features -
The project site is located in the SD-16 and 16.2 Zoning Districts (up to 300 units per acre
permitted), between 1-95 and the Overtown Transit Station, and abutting the Downtown Miami
Central Business District. To the north is the high density R-4 multi -family and C-1 Restricted
Commercial zoning districts (up to 150 units per acre permitted) which includes the historic
heart of Overtown and the Overtown Folk Life Village. The abutting development to the south
is predominantly high nse office and governmental uses and to the east is high intensity
commercial and office use. The project design responds primarily to the accessibility provided
by the mass transit Metrorail Station abutting the site by providing high density residential
housing for low and moderate income families and workforce housing serving the Central
Business District employment population of over 100,000 workers. Unlike the two high rise
towers of Park West abutting Overtown two blocks to the north which are over 20 and 30
stories, the project has a maximum height of 13 stories as a transition to neighborhoods west
+ Page 1 !!
-+0"14mL.rt-Subr)-}; - erij,116/ice of SeLL,uerS IV
and north. The development of the transit station site next to this project is proposed at 17
Stories. The project emphasizes linkages to the Overtown neighborhood to the north by
orienting commercial uses and primary architectural facades to NW 2nd Avenue as the "Main
Street" commercial and cultural corridor of Overtown. Additional pedestrian sidewalk
enhancements have been added to the streetscape of 2nd Avenue. The projects east west
linkage to the transit station is reinforced with a pedestrian promenade and shops lining 7th
Street, otherwise known as Sawyer's Walk and the projects namesake. These linkages
strengthen the functional internal relationships to the surrounding community and provide
residents opportunities for new retail services, employment and entrepreneurial start-ups that
are much needed in the area.
(2) Siting should minimize the impact of automobile parking and driveways on the pedestrian
environment and adjacent properties.
The projects primary vehicular entrances and exits are oriented to 6th and 8th Streets, both
cross town collector streets linking to 1-95 and to NW 3`d Avenue which is a frontage access
road for the interstate highway. The pedestrian oriented streets of 7'h (Sawyer's Walk) and
NW 2nd Avenue are kept free of vehicular driveways and service / loading bays thus minimizing
impact of circulating vehicles on the pedestrian environment Ail parking is provided on site
within enclosed parking garages screened from pedestrian areas and faced with externally
oriented retail and active use space at grade.
(3)
Buildings on corner lots should be oriented to the comer and public street fronts.
Each primary pedestrian street corner on 7"' Street and east of 2` d Avenue and next to transit
has a major lobbyentrance to residences and architectural features accenting the comers.
11. Architecture and Landscape Architecture
(1) A project shall be designed to comply with all applicable landscape ordinances..
The project includes full landscaping of all public streets, plazas along 7th Street and at major
building entrances in accordance with City Streetscape Design Standards. Resident
recreational space at upper levels is landscaped to provide shade and soft surface play and
passive space. All landscape code and xeriscaping requirements have been met.
(2) Respond to the Neighborhood Context
The adopted land development regulations (SD 16 and 1 6.2) which conform to the adopted
Comprehensive Neighborhood Development Plan Goals, Policies and Objectives of the City
state that the intent of the district is as follows:
"It is of special and substantial public interest to guide redevelopment in accord with the Southeast
Overtown-Park West redevelopment plan in the area north of the Central Business District, west of
Bicentennial Park„ south of I-395., and east of 1-95 by regulations encouraging a quality residential living
environment with direct access to shopping, re creatioa, entertainment, transportation and employment. It
is intended that development at appropriate high intensity will provide a variety of housing opportunities,
open character, attractive and secure open space, appropriately located residential recreation space
serving residential uses, adequate retail and service support facilities, and a safe pedestrian movement
system.
It is intended that the character of the development shall be moderate to high intensity that provides an
attractive, secure environment for residents and workers with a variety of forms for spatial interest."
o Page 2
Sutmitted
record in connect ni
irlt-i
item ? a tTinehvmP pub%IC
�'
Priscilla- City Cleric
The adopted Redevelopment Plan for Southeast Overtown characterizes the preferred built
environment for this district as including:
Principle 3:
There muss be variety inn housing options.
The housing stock in Downtown Miami and the neighborhoods of Southeast Overtown /
Park West is extremely limited, The existing inventory consists mostly of lower -priced and
substandard houses and apartments. This lack of residential alternatives inhibits efforts to
foster a 24-hour downtown and limits opdnrs for those who would otherwise choose to
reside in a center city location. A mix of market rate and affordable housing units and types,
including rental units, ownership units, multi -family units, single flintily lints, and accessory
apartments, is necessary to accommodate the diversity and lifestyles of existing and future
residents. 'The Overtown and Park West of the future will take advantage of their urban
character and infrastructure and provide an attractive array of residential choices for current
and new residents. The neighborhoods have to ensure the integration of different economic
sectors to stimulate a positive shaping of the urban space.
This development form is shown in the accompanying illustrations from the adopted plan.
The illustration on the left includes development depicted surrounding the Overtown Transit
Station and the illustration on the right shows development of the site adjacent to the Sawyers
Walk project. The Sawyers Walk Project conforms to the proposed context of the area as
embodied by the SD-16 District and is illustrated below for comparison:
o Page 3
Submitted Into the public
record in connection with
item 172 ri on (2-13 -OR
Priscilla A. Thompson
City Clerk
(3) Create a Transition in Bulk and Scale
The Project's maximum height is 13 stories as a transition from the 17 stories proposed on the
Transit Station Site and transitions building heights along pedestrian streets to two and three
story arcades facing pedestrian corridors as depicted above.
(4) Use architectural styles and details such as roof lines and fenestration), colors and materials
derivative from the surrounding area.
The modernist architectural style and colors conforms to the building styles of the adjacent
government center, the adjacent high density Towers of Park West and Park Place
developments one block to the north, the new River House Lofts and the new Charter School
at NW 41' Street.
(5) Articulate the building Facade vertically and horizontally in intervals that conform to existing
structures in the vicinity.
The building facades incorporate numerous scaling devices and color changes to break up the
building mass and add interest to the design as shown below.
11L Pedestrian Oriented Development
(1) Promote Pedestrian Interaction
The designated primary pedestrian streets in the CRA Plan along 2f0 Avenue and NW 7th
Street include retail shops, transparent window displays and pedestrian entrances along
building frontages and utilizes plaza and walkway space for cafes and amenity features to
promote public activity.
(2) Design Facades that respond primarily to human scale.
The above illustration illustrates the use of arcades and the expression of building podium
forms to relate the scale of architectural elements at the lower levels to pedestrian activity.
0 Page 4
Submitted Into the public
recora in connection with
item y2. I? on (1- I -0)
Priscilla A. Thompson
City Clerk
(3) Provide Active, not blank facades. Where blank walls are unavoidable they shall receive
design treatment
The foregoing illustrations (11-2 and 11-5) demonstrate the use of active space and transparency
at grade to provide interest at the pedestrian sidewalk level.
IV. Streetscape an Open Space:
(1)
Provide Usable Open Space that allows for convenient and visible pedestrian access from the
public sidewalk.
The project incorporates public plaza and recessed courtyard space at grade along public
sidewalks as an extension of lineal pedestrian promenade space on Sawyers Walk:.
I.
RAF•
t
•
s a a sscrt.
... a.
knit% tea.
(2) Landscaping, including plant material, trellises, special pavements, screen walls, planters and
similar features should be appropriately incorporated to enhance the project
The use of at grade landscaped pedestrian sidewalk spaces and upper level private recreation
space incorporates the required amenities and design features called for by this standard.
■. _op - s_#mi, aar:ALAI aro sif i,
• d a i i • '' ' !r` , c • a
# eft. i
't a..
q s - ..
• s •A '
c
X t s 6...l ,F a, • • E J •
C
i ! 1_ ! # 1 s P. a • •
— • •
• • R a • s'i_+ 6 • • •
IV Vehicular Access and Parking:
(1) Design for pedestrian and vehicular safety to minimize conflict points.
a
a
• a
The project site design segregates vehicular entrances from pedestrian districts by confining
garage and service access to the perimeter of the project area along collector arterials and
focusing pedestrian activity on the limited access roadways of 2nd Avenue and 7th Street.
(2) Minimize the number and width of driveways and curb cuts.
The above described access and circulation scheme confines primary vehicular entrances for
each block to one location for the eastern blocks and two locations for the western blocks.
(3) Parking adjacent to the street front should be minimized.
o Page 5
Submitted Into the pubtito
record in oFinnectivn with
item on
Thompson
Prisri�ie A,City
Not applicable. All parking is within internal garages and screened from view.
(4) Use surface parking areas as a district buffer
Not applicable. All parking is within internal garages.
VI. Screening
(1) Provide landscaping that scrim undesirable elements such as surface parking lots and that
enhances space and architecture.
There are no surface parking lots and all public street spaces and setbacks are landscaped
according to code.
(2) Building sites should locate service elements like trash dumpster, loading docks, and
mechanical equipment away from street front where possible. When elements such as
dumpsters, utility meters, mechanical units and .service areas cannot be located away from the
street front they should be situated and screened.
(3)
AR service and mechanical spaces are enclosed and internal to the project, screened from
public view.
Screen parking garage structures with program uses.
All parking garage external facades are lined with program uses, either residential, common
space or retail.
fill. Signage and Lighting
(1)
Design signage appropriate for the scale and character of the project and immediate
neighborhood.
Signage is confined to the first level within designated spaces over retail shops and building
entrances and is scaled to serve pedestrian views.
(2) Provide lighting as a design feature to the building facade, on and around landscape areas,
special building or site features, and/or signage.
The architectural scheme includes night lighting of significant architectural features, entrances,
public street spaces and public courtyards.
(3) Onent outside lighting to minimize glare to adjacent properties.
All lighting meets code requirements performance standards to minimize external glare and
avoid adverse impacts on adjacent properties,
(4) Provide visible signage identifying building addresses at the entrance(s) as a functional and
aesthetic consideration.
See (1) above.
a Page 6
Submitted Into the public
recce in connection w#h
item Z 1 one
Priscilla A. Thompson
City Clerk
VIA. Preservation of Natural Features
Not applicable — all building sites are currently parking lots or vacant dots. Existing trees will be
relocated to comply with the City Landscape Ordinance.
1X. Modification of Non -conformities
The project complies with all code requirements and has no non -conforming structures.
The above analysis affirms the City Administration findings that a criteria and standards of Section
1305.2 have been satisfied by the project design and the project is in conformance with the MUSP
regulations to be met for approval of the project,
Submitted October 25, 2006
Jack Lutt
AICP (1983)
v Page 7
Submitted Into the public
recor in connection with
item �a ( 1 on
Priscilla A. Thompson
City Clerk
Compliance with Section 1 305.2 Design Review Criteria For MUSP
T
r4F
vir
11P
IYrap-
imp
raw
riP
r+.i.
I ► I I
ins .
• Orientation to Corner / Ground Level Retail- (I-3)
• Meets Site Landscape Standards / Conforms to Streetscape Design Guidelines - (II-1)
• Roof Lines / Fenestration Details / Colors Consistent with Adjacent High Den. Residential - (II-2)
• Convenient Pedestrian Access to Usable Plazas - (IV-1)
• Parking Structure Screened by Facing of Habitable Space and Program Uses - (VI-3)
• Internal Service Elements and Mechanical Structures Screened from Street - (VI-1)
• Sianaae and L ohtina for Retail and Public Spaces in Scale / Oriented to Street (VII-I.2.3.4)
03
a_
H2O)
Compliance with Section 1305.2 Design Review Criteria For MUSP
Ma,* •
`1 lV `f `W I -,iFLC]
• Transition in Scale to 7th Street & 2nd Avenue Pedestrian Districts - (11-3)
• Contextually Consistent with High Density Transit District & abating Central Business District - (1-1)
• Minimized impact of automobile / Enhanced Pedestrian Spaces - (V-1)
• Human Scale Architectural Details at Street Edge - (III-2)
• Active Facades along Public Streets & Pedestrian interaction - (III-3)
• Minimize Vehicular Driveways and Pedestrian / Vehicle Conflicts - (V-1)
Submitted Into the public
record in connection with
item s 2 ► 1 on 12 - l-'�l
Priscilla A. Thompson
City Clerk