HomeMy WebLinkAboutAnalysisANALYSIS
A OR USE SPECIAL PERMT
for
VILLAGE CARVER
located at approximately
401 NW 71 Street, Miami, Florida
LEGtSTAR FILE ID: 06-00415rnu
The proposed development "VILLAGE CARVER" development is a Multifamily Residen-
tial project comprised of three (3) phases with separated structures with a total of 309
units, approximately 229,948 square feet of floor area and 391 parking spaces. The tall-
est of the three structures (phase 3) will have a maximum height of 113 feet 8 inches
N.G.V.D at top of roof slab.
Pursuant to Ordinance 11000, as amended, Supplement 16, the Zoning Ordinance of
the City of Miami. Florida, the subject proposal for "VILLAGE CARVER" at 401 NW 71
ST., Miami, Florida, has been reviewed to allow the following application for Major Use
Special Permit subject to the applicable criteria;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), to
allow a residential development involving three hundred eight (309) units;
The Major Use Special Permit encompasses the following Special Permits and Re-
quests:
SPECIAL EXCEPTION, as per Article 4, Section 401, under Conditional Principal Uses
of C-2 Liberal Commercial (12), to allow the construction of Multifamily Residential Struc-
tures of a density equal to R-3 or higher, in this case R-4; subject to all applicable crite-
ria;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908.2, to allow driveways of
width greater than 25.
CLASS II SPECIAL PERMIT, as per Article 15, Sect. 1512, to allow a waiver of City of
Miami Parking Guides & Standards requirement of one (1) additional foot of parking stall
dimension where the side of these stalls abuts a column. The minimum stall width di-
mension of 8'-6" will be measured from the face of the column to the center line of the
stall stripping lines;
CLASS 11 SPECIAL PERMIT, as per ARTICLE 9. Section 927, to allow temporary struc-
tures, occupancies, and uses reasonably necessary for construction such as construc-
tion fence, covered walkway and if encroaching public property must be approved by
other city departments;
CLASS 1 SPECIAL PERMIT, as per ARTICLE 9. Section 906, to allow temporary carni-
val, 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 916.2.1, to allow parking for
temporary special event such as groundbreaking ceremonies;
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CLASS i SPECIAL PERIMMIT, as per ARTiC LE 9, Section, to allow temporary off-street
offsite parking, for construction crews working on a residential project under construc-
tion, within R-4 or more permissive zoning district;
CLASS 1 SPECIAL PERMIT, as per ARTICLE 9, Section 920.1.2, to allow construction
trailer(s) and other temporary construction offices such as watchman's quarters, leasing
and sales centers.
CLASS I SPECIAL PERM IT, as per ARTICLE 10. Section 10, Section 10.5.4 Sub-
Section 10,5.4A. C-2 Liberal Commercial, Temporary Signs (3), to allow temporary de-
velopment signs;
REQUEST as per Article 25, Section 2502 Definition, to be qualified as a phased project
by the Director of the Planning Department as established in Article 17, Section 1701
(11).
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 read-
ing 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 ail the appiicabie criteria;
REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions
be required at the time of issuance of Shell Permit instead of at issuance of Foundation
Permit:
The requirement to record in the Public Records a Declaration of Covenants and/or
Restrictions providing 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.
In determining the appropriateness of the proposed project, the Planning
Department has referred this project to the Large Scale Development Committee
(LSDC) and the Planning Internal Design Review Committee and Urban
Development Review Board for additional input and recommendations; the
following findings have been made:
It is found that the proposed development project will benefit the area by creating
residential units in the Little Haiti NET District, between Rail Road to the North, NW
71st Street to South, NW 3rd Avenue to East, and 1-95 Expressway to West.
It is found that the proposed project is not located along a Primary Pedestrian
Pathway.
It is found that the
Conservation area.
It is found that the
46.47 units per acre)
6.65 ± net acre site.
proposed project is not located within an Archeological
proposed residential density of the project (309 units at
is below the maximum 997 units (150 units per acre) on the
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It Is found that the totai floor area proposed for the 7,80 - gross acre site is 229,948
square feet (0.68 FAR) which is below than the maximum allowed for the site which
s 584,308 square feet at a Floor Area Ratio (FAR) of 1.72
• is found that the maximum height of the proposed structure is approximately 113
feet 8 inches N,G.V.D at top of roof slab. Pursuant to Article 4, Section 401 the
maximum height allowed for C-2 is 120 feet.
It is found that the proposed green space for the project 84,271 sq. ft. is above the
minimum required green space (33,971 sq, ft. at 10% GLA) for this project.
It is found that the proposed total number of parking spaces (approximately 391) for
the project is above the required minimum number of 390 parking spaces.
it is found that the project is expected to cost approximately $141,179,540 and to
employ approximately 132 workers during construction (FTE-Full Time Employees);
The project will also result in the creation of approximately 12 permanent new jobs
(FTE) for building operations and will generate approximately $ 671,310 annually in
tax revenues to the City (2009 dollars).
• it is found that the Large Scale Development Committee reviewed the project on May
16, 2007 to address the expressed technical concerns raised at said Large Scale
Development Committee meeting.
• It is found that the proposed project was reviewed by the Internal Design Review
Committee on January 16, 2007, and the following revised pertinent comments were
made: Architecture: (1) Provide color samples as well as those of the materials to be
used in the balconies; (2) Provide details of the stone pavers proposed for the
entrances and pedestrian crosswalks; (3) Treat the stucco scoring with a minimum of
3" wide and 1" deep to emphasize the articulation in the exterior walls; Landscaping:
(1) Provide a Tree Mitigation Plan showing the transplanted species; (2) Add trees to
the landscape bulb out areas between the parallel parking spaces; (3) Enhance the
landscape buffers along site perimeters and unscreened portions of garages; (4)
Introduce multiple layers of landscaping at varying heights.
• It is found that the proposed project was reviewed by the Urban Development
Review Board on October 17, 2007, and recommended approval with conditions.
• it is found that on May 3, 2007, the City of Miami Public Works Department provided
a review of the project and commented that the project would have more than one
acre in total construction area and shall comply with the City of Miami municipal
separate storm sewer permit (MS-4),in addition, the following street improvements
are required: (1) N.W. 71 Street: Construct a new sidewalk, curb and gutter,
pavement and modifications to the stormwater drainage system on the north side on
N.W. 71 Street adjacent to the project in site in accordance with the required
subdivision improvements for the 'YMCA CARVER' plat; (2) N.W. 3 Avenue:
Construct a new sidewalk, pavement, landscaping and stormwater drainage system
for the entire width of N.W. 3 Avenue in accordance with the required subdivision
improvements for the "YMCA CARVER" plat.
It is found that Miami -Dade Public Schools provided a revised review of the
proposed project on May 9, 2008. The student population generated by this
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development is estimated at 71 students. The schools searing this area of
application are Little River Elementary; (34 students) — 91% Florida inventory School
Houses (FISH) Capacity, Horace Mann Middle (16 students) — 59% FISH; and TVliami
Edison Senior High (21 students) — 69% FISH. Pursuant to the interlocai Agreement
none of the schools meet the review threshold of 115%,
It is found that the Miami -Dade Aviation Department provided a height analysis
review on April 30. 2007i stating that the proposed project conforms to the Miami
Dade County Height Zoning Ordinance. However, any construction cranes for this
project reaching or exceeding 200 feet AMLS must be filed by the construction
contractor using the same form mentioned before.
It is found that on September 6, 2007, the City's Traffic Consultant, URS Corp.,
provided a review (WO. #179) of the Traffic impact Analysis submitted by the
applicant and has found the traffic analysis sufficient contingent upon the following
Transportation Control Measures; (1) Promote carpooling and ridesharing programs;
(2) Provide easily accessible bicycle racks within the facility; and (3) Provide transit
information for residents and patrons.
▪ It is found that the Environmental Impact Analysis Statement submitted with the
project states that "the proposed development site is appropriate and has a favorable
impact on economy, public services, environment and housing supply within the
immediate neighborhood and its environment"
• It is found that with respect to all additional criteria as specified in Section 1305.2 of
Zoning Ordinance 11000, the proposal has been found to adhere to the following
Design Review Criteria: (1) Site and Urban Planning; (2) Architecture and Landscape
Architecture; (3) Pedestrian Oriented Development; (4) Streets and Open Space; (5)
Vehicular Access and Parking; (6) Screening; (7) Signage and lighting; (8)
Preservation of Natural Features; and (9) Modification of Nonconformities.
Based on these findings, the Planning Department is recommending approval of the
requested Development Project with the following conditions:
1) Meet all applicable building codes, land development regulations, ordinances
and other laws and pay all applicable fees due prior to the issuance of a building permit.
2) Allow the Miami Police Department to conduct a security survey, at the option
of the Department, and to make recommendations concerning security measures and
systems; further submit a report to the Planning Department, prior to commencement of
construction, demonstrating how the Police Department recommendations, if any, have
been incorporated into the PROJECT security and construction plans, or demonstrate to
the Planning Director why such recommendations are impractical.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue
indicating APPLICANT'S coordination with members of the Fire Plan Review Section at
the Department of Fire -Rescue in the review of the scope of the PROJECT, owner
responsibility, building development process and review procedures, as well as specific
requirements for fire protection and life safety systems, exiting, vehicular access and
water supply.
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4) Obtain approval from, or provide a letter of assurance from the Department of
Solid Waste that the PROJECT has addressed all concerns of the said Department prior
to the obtainment of a sheii permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the
Application for Development Approval, with the understanding that the APPLICANT must
use its best efforts to follow the provisions of the City's MinorityiWomen Business Affairs
and Procurement Program as a guide.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a
mandatory property owner association in perpetuity.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure to
comply may lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Class I Special Permits for which specific details have not yet been
developed or provided, the applicant shall provide the Planning Department with all
subordinate Class I Special Permit plans and detailed requirements for final review and
approval of each one prior to the issuance of any of the subordinate approvals required
in order to carry out any of the requested activities and/or improvements listed in this
development order or captioned in the plans approved by it,
10) if the project is to be developed in phases, the Applicant shall submit an
interim plan, including a landscape plan, which addresses design details for the land
occupying future phases of this Project in the event that the future phases are not
developed, said plan shall include a proposed timetable and shall be subject to review
and approval by the Planning Director,
11) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following conditions: (1) Provide materials and color samples to
be used in the proposed balconies; (2) Provide details of the stone pavers at the
entrances and pedestrian crosswalks; (3) The stucco scoring shall be a minimum of 3"
wide and 1" deep in order to emphasize the articulation in the exterior walls; (4) Provide
a Tree Mitigation Plan showing the transplanted species; (5) Provide trees to the
landscape bulb out areas between the parallel parking spaces; (6) Enhance the
proposed landscape buffers along site perimeters and unscreened portions of garages.
Introduce multiple layers of landscaping at varying heights to mitigate the impact of
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these structures. All this conditions must be reviewed and approved by Planning Director
prior to the issuance of any building permit.
12) Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant_ (a) N.W: 71 Street: Construct a
new sidewalk, curb and gutter, pavement and modifications to the stormwater drainage
system on the north side on N.W. 71 Street adjacent to the project in site in accordance
with the required subdivision improvements for the 'YMCA CARVER" plat; (b) N.W. 3
Avenue: Construct a new sidewalk, pavement, landscaping and stormwater drainage
system for the entire width of N.W. 3 Avenue in accordance with the required subdivision
improvements for the "YMCA CARVER" plat.
13) Within 90 days of the effective date of this development Order, record a
certified copy of the Development Order specifying that the Development Order runs
with the land and is binding on the Applicant, its successors, and assigns, jointly or
severally.
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