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Home My WebLink AboutSpecial Exception AnalysisAnalysis for Special Exceptions for Off Brickell Located at 1420 S.W. 1Court CASE NO. 07-00783x Pursuant to Ordinance 1 1000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for Off Brickell has been reviewed to allow the followin=g Special Exceptions: Special Exception per Article 9, Section 917.9 to allow uses on adjoining lots in order to combine parking facilities, including access ways. The requested Special Exceptions are for the purpose of allowing the "Off Brickell" Project, a mixed use development comprising a ten (10) story hotel tower with 213 units and approximately 138,830 square feet of hotel area, a seven story office tower with approximately 128,807 square feet of office area, and two (2) stories of retail with approximately 101,402 square feet of retail floor area located at 1420 SW court within the SD-7 area. Note: These Special Exceptions also encompasses the following subordinate permits: CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.3, Class II Special Permit, to allow erection of any new building in SD-7 district. CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917, Sub -Section 917.1.1, Parking maneuvers on public streets or sidewalks prohibited; backing into an alley by Class II Special Permit; exceptions, to allow maneuvering on public street of loading trucks. CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -section 908.2, Access, to allow driveways of width greater than 25 feet. CLASS 1I SPECIAL PERMIT, as per ARTICLE 0, Section 927. Temporary structures, occupancies, and uses during construction, criteria for special permits, to allow temporary structures, occupancies, and uses reasonably necessary for construction such as 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 special 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 1 SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.11. Temporary special event parking, to allow parking for temporary special event such as groundbreaking ceremonies. CLASS 1 SPECIAL PERMIT, as per ARTICLE 9, Section 918. Sub -Section 918.2, Temporary off-street offsite parking for construction Brews, criteria, to allow temporary off-street offsite parking, for construction crews working on a residential commercial project under construction, within SD-7 or more permissive zoning district. 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 1 SPECIAL PERMIT, as per ARTICLE 10, Section 10.6, Sub -Section 1.0.6.3.7, SD-7 Central Brickell Rapid Transit Commercial -Residential District, Temporary Signs (3), to allow temporary development signs. REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment (a) permitting 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; The following findings have been made: • It is found that the proposed Off Brickell mixed -use development will benefit the Brickell Avenue Area Residential -Office District by creating a new hotel, offices, and retail uses along SW 1 s` Court. • It is found that the subject of this Special Exception, specifically to allow facilities to share parking and access ways, will be beneficial to the area and to the proposed project by providing a paved surface parking lot able to serve the proposed mixed -use development to be located in the SD-7 "Central Brickell Rapid Transit Commercial Residential District". • 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 Off Brickell mixed -use project with the following conditions: 1- This approval shall be subject to all additional conditions specified in the final development order of Major Use Special Permit for the project, SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions Application Type: Special Exception (File No. 07_00783x) Project Name: Off Brickell Project Address: 1420 SW 1 `'` Court Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the PROJECT that have been found by the City Commission (based upon facts and reports prepared or submitted by staff or others) to adhere to the following Design Review Criteria subject to the any applicable conditions in the Development Order herein: I) Site and Urban Planning: Design Review Criteria Applicability (1) Respond to the physical contextual environment taking into consideration urban for„' and natural features; (2) Siting should minimize the Y impact of automobile parking and driveways on the pedestrian environment and adjacent properties; (3) Buildings on corner lots should be oriented to the corner and public street fronts. Compliance II) Architecture and Landscape Architecture: Design Review Criteria Applicability (1) A project shall be designed to comply with all applicable landscape ordinances; (2) Respond to the neighborhood context; (3) Create a transition in bulk and scale; (4) Use architectural styles and details (such as roof lines and fenestration), colors and materials derivative from surrounding area; (5) Articulate the building facade vertically and horizontally in intervals that conform to the existing structures in the vicinity. * y Y Compliance Y *Y _Y Y * Y f) erverI 5 i-SLfL1-It.rerside-!'LAN,'vlr `Ci d ZO.VWJNGSiwrca C v`ft.PL ,4':' IN( CURRENT LA:!_1/.1Cs..Z117.H 5-24-07Z5' Q7-OO7 3x 1-00 SW ? (7` Section i3 5-2 Cr iterLi h1r cx 16r O4 BrickeILdac Page ? of 4 SECTION I305.2 Criteria Matrix *compiianca i si b)ec.t to onditiorns I I) Pedestrian Oriented Development: Design Review Criteria Applicability { ) Promote pedestrian Y interaction; (2) Designfacades that respond primarily to the human scale; (3) Provide active, not blank facades. Where blank walls are unavoidable, they should receive design treatment. IV) Streetscape and Open Space: Design Review Criteria (l) Provide usable open space that allows for convenient and visible pedestrian access from the public sidewalk; (2) Landscaping, including plant material, trellises, special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project. Design Review Criteria Compliance Y Applicability Compliance Y V) Vehicular Access and Parking: Applicability Compliance (1) Design for pedestrian and Y * Y vehicular safety to minimize conflict points; (2) Minimize the number and Y *_Y width of driveways and curb cuts; (3) Parking adjacent to a street Y * Y front should be minimized and where possible should be located behind the building; (4) Use surface parking areas N/A_ as district buffer. ljarascrver1 5 LSERS1Z_ver.3deTL?NNJ$/ i & ZONA:WG'- S/Bared,C URRENT PL / vJNG.,CURRENT PF.ONt It3G'.ZB ZB 9-21-0Y Z 07-00785x 1420 Ski .' C: T'Sectioet 1305_2CriteriaMatrix fcsrOff Brlckell.doc Page 2 of 4 SECTION 1305.2 Criteria atrix Design Review Criteria (1) Provide landscaping that screen undesirable elements, such as surface parking Tots, and that enhances space and architecture; (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 durnpsters, utility meters, mechanical units and service areas cannot be located away from the street front they should be situated and screened from view to street and adjacent properties; (3) Screen parking garage structures with program uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element. �) ap1iance is subject to conditions Vij Screening: Applicability Compliance VII) Signage and Lighting: Design Review Criteria Applicability (1) Design signage appropriate NIA for the scale and character of the project and immediate neighborhood; (2) Provide lighting as a design N/A_ feature to the building facade, on and around landscape areas, special building or site features, and/or signage; (3) Orient outside lighting to NIA_ minimize glare to adjacent properties; (4) Provide visible signage _NIA_ identifying building addresses at the entrance(s) as a functional and aesthetic consideration. * V Compliance I)ciEc3servcrI 5.l SfsRS°Rrecrsirle l 7 4 ". A :\ ZONS LbG Share.{ C'I?RI N I PLANNING C (. RR N7 RLA22NLVG.ZB-ZB 9-24-0-Z8 0.-00783x 1 420 SW : ; 7'Sac lion 13052 f'rifei is 89atrix for Cff 13rickyit doc Page 3 of 4 SECT ON 305.2 Criteria Matrix npliance is subject t conditions VIII) Preservation of Natural Features: Design Review Criteria Applicability Compliance (1) Preserve existing vegetation _ ° —`- and/or geological features whenever possible. Design Review Criteria IX) Modification of Nonconforn-sities: Applicability Compliance (1) For modifications of _NIA_ nonconforming structures, no increase in the degree of nonconformity shall be allowed; (2) Modifications that conform N/A to current regulations shall be designed to conform to the scale and context of the nonconforming structure. •-Uataserverl - d,SLaS-46ver.vdfu„ 1,A.ANING et ZOO'? I G share&CURRE T PLANN7NG,Ctiltlai,NT ] 1.A! !NG Z[3--, 13 9-24- 7Z8 07-0O7833: 1-GO SW 1 ("7;J'ection 1305.2 C"ritcrica ;ivlan ix . for Off Brickell clot Page 4 of 4