HomeMy WebLinkAboutZB Special Exception AnalysisANALYSIS FOR SPECIAL EXCEPTION
VILLAGE CARVER YMCA
401 NW 7151 STREET
CASE NO. 06-00415x1
APPLICATION TO MAJOR USE SPECIAL PERMIT SUBJECT TO RE -PLAT AND
COMPLIANCE WITH ZONING ORDINANCE 11000 and CITY CODE, AS AMENDED,
AND ALL APPLICABLE CRITERIA, CONSIDERATIONS AND/OR OTHER
REGULATIONS.
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;
The proposed elderly affordable housing development is a unified multifamily residential
project comprised of three (3) separated building structures with 309 units,
approximately 229,948 square feet of floor area and 391 off street parking spaces, more
specifically described as follows:
Elderly Affordable Housing Development "PHASE I" will be comprised of a new 9 Story
fh Building Structure with 112 One bedroom Units, approximately 71,844 square feet of
floor area, and 123 parking spaces will be provided on an integrated parking structure
and shared street parking lots. The maximum height of this building structure will be 95
feet 8 inches N.G.V.D. at top of roof slab.
Elderly Affordable Housing Development PHASE II" will be comprised of a new 8 Story
Residential Structure with 99 residential units, approximately 63,621 square feet of floor
area, and will provide 108 parking spaces on an integrated parking structure and shared
street parking lot. The maximum height of this building structure will be 86 feet 8 inches
N.G.V.D. at top of stair roof slab.
Affordable Housing Development "PHASE Ill" will be comprised of a new 11 Stories
Residential Structure with 98 residential units, approximately 94,483 square feet of floor,
and 160 parking spaces will be provided on an integrated parking structure. The
maximum height of this building structure will be 113 feet 8 inches N.G.V.D. at top of
roof slab,
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
Requests:
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 Structures of a density equal to R-3 or higher, in this case R-4; subject to all
applicable criteria;
CLASS 11 SPECIAL PER IT, 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
dimension of 8' 6" will be measured from the face of the column to the center line of the
stall stripping lines;
CLASS II SPECIAL PERMIT, as per ARTICLE 9. Section 927, to allow temporary
structures, occupancies, and uses reasonably 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 9. Section 906, to allow temporary
carnival, 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;
CLASS 1 SPECIAL PERMIT, as per ARTICLE 9. Section, to allow temporary off-street
offsite parking, for construction crews working on a residential project under
construction, within R-4 or more permissive zoning district;
CLASS I 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 PERMIT, as per ARTICLE 10. Section 10, Section 10.5.4 Sub -
Section 10.5.4.4. C-2 Liberal Commercial, Temporary Signs (3), to allow temporary
development 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 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;
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.
Note:
When more than one (1) special permit is required to address the same issue, the
highest raking permit granted shall be considered sufficient. Criteria from ail applicable
special permits will be utilized in the review and approval of such permits.
The following findings have been made:
• It is found that this Special Exception is part of a Major Use Special Permit project
that's consists of three phases comprising three affordable housing developments:
two for the elderly and one as low income.
• It is found that phase I will have 112 residential units, phase II will have 99, and
phase Ill will have 98 with total parking required for all phases of 389 parking spaces
and 391 parking spaces are provided.
It is found that the proposed residential use is compatible and will be beneficial to the
area by providing new housing opportunities to the community.
• The proposed use is in scale and character of the surrounding area.
a It is found that a landscape plan has been provided but requires notable
improvements to the landscaping materials and distribution of materials to
complement the architectural design of the structures and site.
® it is found that the Internal Design Review Committee reviewed the proposed project
with most recent comments generated on January 19, 2008 with specific conditions,
which are part of the Planning Department recommendation for approval of this
Special Exception.
Based on these findings, the Planning Department is recommending approval with
the following conditions:
1. The applicant shall present all final design details, including but not
limited to, architectural plans, site plan, elevations, and landscape
plan for review and approval by the Planning Department prior to the
issuance of any Building Permits including:
a. Color samples as well as those of the materials to be used in the
balconies.
b. Add details of the stone pavers proposed for the entrances and
pedestrian crosswalks,
c. The stucco score lines shall be a minimum of 3" wide and 1" deep to
emphasize the articulation in the exterior walls.
d, Submit a Tree Mitigation Plan showing the transplanted species.
Please try to transplant as many existent plants as possible.
e. Add trees to the landscape bulb out areas between the parallel parking
spaces.
f. Enhance the landscape buffers along site perimeters and unscreened
portions of garages. Introduce multiple layers of landscaping at varying
heights in order to mitigate the impact of these structures. This can be
achieved by using slender trunk palms in coordination with other louver
lying shrubs and bushes.
2. In the case that the units are for sale, the applicant shall present a
recorded Declaration of Covenants and 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. In addition, the applicant is required to record in
the Public Records a Unity of Title or Covenant in lieu of a Unity of
Title before the issuance of a Shell Permit.
SECTION 1305.2 Criteria Matrix
*Compliance is subject to conditions
Application Type: Special Exception (File No. 06M041
Project Name: CARVER VILLAGE YMCA
Project Address: 401 NW 71'€ STREET
ee 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 form
and natural features;
(2) Sitting should minimize the
impact of automobile parking
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots N/A_
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
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V1LLAGE CARVER YMCA Section 13052 Criteria Matrd
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Page 1 of 4
Design Review Criteria
SECTION 13051 Criteria ltr
''Compliance is subject to COn scions
Promote pedestrian
interaction;
Design facades that
respond primarily to the
human scale;
Provide active, not blank
facades, Where blank walls
are unavoidable, they should
receive design treatment.
III) Pedestrian Oriented .Development:
Applicability
Y
Compliance
1V) Streetscape and Open Space:
Design Review Criteria Applicability Compliance
(1) Provide usable open space
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant Y * Y
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
V) Vehicular Access and Parking:
Design Review Criteria Applicability
(1) Design for pedestrian and
vehicular safety to minimize
conflict points;
(2) Minimize the number and Y
width of driveways and curb
cuts;
(3) Parking adjacent to a street _ N/A
front should be minimized and
where possible should be
located behind the building;
(4) Use surface parking areas N/A
as district buffer.
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Compliance
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Page 2 of 4
Design .Review Criteria
(i) Provide landscaping that
screen undesirable elements,
such as surface parking tots,
and that enhances space and
architecture;
SECTION 1305.2 Crites a Matrix
*Compliance is subject to co ns
VI) Screening:
Applicability Compliance
(2) Building sites should locate _.. ---V—
service elements like trash
clumpster, 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 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.
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 N/A_
minimize glare to adjacent
properties;
(4) Provide visible signage
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
_N/A_
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Compliance
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SECTION 1305.2 Criteria Matrix.
*Compliance is subject to conditions
V:I..II) Pres
Design Review Criteria
(1) Preserve existing vegetation
and/or geological features
whenever possible.
n
Natural Features
Applicability Compliance
IX) Modification of Nonconformities:
Design Review Criteria Applicability
(1) For modifications of N/A
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform NIA
to current regulations shall be
designed to conform to the scale
and context of the nonconforming
structure.
Compliance
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