HomeMy Public PortalAbout2012-30 Approving a site plan for property at 101 Sunrise DriveRESOLUTION NO. 2012-30
A RESOLUTION OF THE VILLAGE COUNCIL OF THE
VILLAGE OF KEY BISCAYNE, FLORIDA, APPROVING A
SITE PLAN CONSISTING OF AN 11 UNIT RESIDENTIAL
DEVELOPMENT FOR PROPERTY LOCATED AT 101
SUNRISE DRIVE, AS FURTHER SHOWN ON EXHIBIT "A;"
PROVIDING FOR FINDINGS; PROVIDING FOR
CONDITIONS; PROVIDING FOR RECORDING; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, Real Equity Assets and Consolidators, LLC (the "Applicant") is the owner of
approximately .66 acres of real property located at 101 Sunrise Drive, Key Biscayne, Florida (the
"Property"); and
WHEREAS, pursuant to Section 30-73 of the Village Code of Ordinances (the "Village
Code"), the Applicant has submitted a Planning & Zoning Application seeking approval of a site
plan for the development of an 11 unit residential development bearing Public Hearing # SP -20 (the
"Application"); and
WHEREAS, after proper public notice, the Village Council has conducted a public hearing
and considered all testimony and other evidence presented and otherwise made part of the record.
NOW, THEREFORE, BE IT RESOLVED BY THE VILLAGE COUNCIL OF THE
VILLAGE OF KEY BISCAYNE, FLORIDA, AS FOLLOWS:
Section 1. Recitals Adopted. The recitals set forth above are hereby adopted and
confirmed.
Section 2. Findings. The Village Council, based upon the competent substantial evidence
presented, finds that the Application is consistent with Village of Key Biscayne Master Plan and that
the Applicant has met all of the applicable requirements within the Village's Zoning Code, and in
particular Section 30-73 of the Village Code.
Section 3. Site Plans Approved. The site plan, attached as Exhibit "A," prepared by
Gabriel Lopez Architect, P.A. entitled "R.E.A.C. 101 Sunrise," dated May 22, 2012, and consisting
of 7 pages (the "Site Plan") is hereby approved.
Section 4. Conditions. The approval granted by this Resolution is subject to compliance
with the following conditions, to which the Applicant stipulated and agreed to at the public hearing:
1. The dumpster enclosure shall be constructed of concrete block and stucco. The
building material for the gate shall only be comprised of metal.
2. The Building, Zoning and Planning Director shall approve the design of the
aluminum picket fence which surrounds the Property, sliding gates at the two (2)
entrances to the parking garages and the dumpster enclosure.
3. The Property contains 14 mature coconut trees and two (2) gumbo limbo trees. These
trees shall be retained and used on the Property. The plans shall contain this note on
the landscape plan that is submitted by the Applicant for a building permit.
Section 5. Recording. This Resolution shall be recorded, prior to the issuance of a
building permit, by the Applicant at its expense in the public records of Miami -Dade County. A
copy of the proof of recordation shall be submitted to the Building, Zoning and Planning Department
prior to the issuance of any building permits.
Section 6. Effective Date. This Resolution shall become effective immediately upon
adoption.
PASSED AND ADOPTED this 26th day of June, 2012.
i° Ci.
MAYOR FRANKLIN . CAPLAN
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ATTEST:
CONCHITA H. ALVAREZ, MMC, VILLAGE CLERK
APPROVED AS TO FORM AND LEGAL SUFFICIENC
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Director
Jud Kurlancheek, AICP
T illuge Council
Franklin H Caplan, Moyor
Michael E. Kelly, T 'ice Mayor
Michael W Davey
Enrique Garcia
Robert Gusman
Mayra P Lindsay
_fames S Taintor
EXHIBIT "A"
Department of Building, Zoning and Planning
DT: June 26, 2012
TO: John C. Gilbert, Village Manager
FR: Jud Kurlancheek, AICP, Directo
Building, Zoning, and Planning Department
RE: Site Plan Review: 101 Sunrise Drive
APPLICATION SUMMARY
Chief Building Official
Eugenio M. Santiago, PE
Applicant
Request
Site Address
Master Plan
Zoning District
File Number
Recommendation
Real Equity Assets and Consolidators, LLC
Site Plan Approval for a 11 Unit Development
101 Sunrise Drive
Multiple Family Medium Density
RM-16 Multiple Family Medium Density
SP - 20 Filed May 24, 2012
Approval with Conditions
Purpose of Site Plan Review: Site plan review is designed to achieve the following
objectives:
1. To insure that infrastructure (water, sewer, and roads) is in place at the time the
development is completed.
2. To encourage logic, imagination, and variety in the design process.
3. To insure that projects are compatible, both aesthetically and functionally, with
the surrounding area.
4. To promote excellence in urban design.
88 West McIntyre Street • Suite 250 • Key Biscayne, h'lorida 33149 • (305) 365-5512 • Fax (305) 365-5556
MISSION STATEMENT "TO PROVIDE A SAFF, QUALITY COMMUNIT\ ENVIRONMENT FOR ALL ISLANDERS THROUGH RESPONSIBLE GOVERNMENT"
www.keybiscayne.fl.gov
5. To encourage buildings that are consistent with the high quality environment
associated with the Village.
The Application: The applicant has filed an application for Site Plan approval for 11
apartment units.
Site Plan Review Criteria: In order for the project to move forward, the Village's
Zoning and Land Development Regulations require the site plan for the above
captioned project be approved by the Village Council. In order to approve a site plan,
the Council must find that the project is consistent with the following criteria:
Criteria 1 Natural Environment. All proposed development shall be designed
in such a manner as to preserve, perpetuate and improve the existing natural
character of the site. Existing trees and other landscape features shall, to the
maximum extent possible, be preserved in their natural state, and additional
landscape features shall be provided to enhance architectural features, to relate
structural design to the site, and to conceal unattractive uses. In all instances the
Village's tree protection, landscaping and all other applicable regulations shall be
fully complied with as minimum standards.
Analysis: The submission includes a Landscape Plan which is marked AL.
The Landscape Plan includes a variety of trees including
Buttonwoods (11), Native Pitch Apples (4), Green Malayan
Coconuts (19), Glossy Privet (6) and Live Oaks (10). The existing
site does not contain any trees that have significant value. The
Landscape Plan also includes a variety of shrubs which will add
interest and variety to the project. The type and location of the trees
and shrubs compliment the project.
The site contains 14 mature coconut trees and a two (2) gumbo
limbo tree. These trees should be retained and used on the
property.
Finding: Consistent
Criteria 2 Open space. Adequate landscaped open space shall be provided
which meets the particular needs and demands of the proposed development and all
specific zoning district requirements.
a. Passive open spaces (those areas not planned for intensive activity) shall
be arranged as to enhance internal spatial relationships between
proposed structures, to provide buffers between the project and adjacent
less intensive uses, to facilitate pedestrian movements within the
development, and to improve the overall visual quality of the site.
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b. Active open spaces (those areas containing activities such as
playgrounds, tennis courts, swimming pools and other active recreational
facilities) shall be located so as to permit easy access to all residents or
users within a development. Private recreational facilities and activities
within specific projects shall, wherever possible, complement rather than
duplicate, nearby public recreational activities.
Analysis:
a. Passive Open Spaces are located in the front, rear and sideyards which
are easily accessible and provide the ability to walk around the project.
The roof top deck provides an opportunity to suntan or use a Jacuzzi type
facility for rest and relaxation.
b. Active Open Space is located on the rooftop deck which includes a pool
for active recreation along with the passive facilities.
Finding: Consistent
Criteria 3 Circulation and parking. All circulation systems and parking facilities
within a proposed development shall be designed and located in such a manner as to
comply with the following:
a. A clearly defined vehicular circulation system shall be provided which
allows free movement within the proposed development while
discouraging excessive speeds. Said systems shall be separated insofar
as practicable from pedestrian circulation systems. Pavement widths and
access points to peripheral streets shall be provided which adequately
serve the proposed development and which are compatible and functional
with circulation systems outside the development.
b. Whenever possible in proposed residential developments, living units
should be located on residential streets or courts that are designed to
discourage non -local through traffic.
c. Off-street parking areas shall be provided which adequately accommodate
maximum vehicle storage demands for the proposed project and are
located and designed in such a manner so as to conveniently serve the
uses to which they are accessory and not create incompatible visual
relationships.
d. Safe and efficient access to all areas of the proposed development shall
be provided for emergency and service vehicles, as required by Chapter
52.11 of the Florida Building Code.
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e. Sidewalks shall be provided as required by the Village regulations.
f. Handicapped Accessibility shall be provided as required by all applicable
regulations.
Analysis: The following analysis is alphabetically keyed to the above criteria.
a. The vehicular circulation system provides for two way ingress and egress
from Sunrise Drive to the building. Parking is located at grade below the
building.
b. Sunrise Drive is a residential street that only provides for local traffic.
c. Parking is located at grade below the building. There are 30 parking
spaces while 17 are required. This count includes two (2) handicap
parking spaces. There are two elevators which provide easy access to the
east and north areas of the parking garage.
d. During the permitting process, inspectors will review the plans to insure
the project is consistent with the Florida Building Code.
e. All sidewalks and walkways shall meet or exceed Village standards.
f. There are two (2) handicap parking spaces which are consistent with the
requirements.
Finding: Consistent
Criteria 4 Community services and utilities. All proposed developments shall be
designed and located in such a manner as to insure the adequate provision, use and
compatibility of necessary community services and utilities.
a. An adequate sanitary sewer collection system including all necessary
extensions and connections shall be provided in accordance with Village
standards for location and design. Where necessitated by the size of the
development and/or by the unavailability of Village treatment facilities,
sanitary sewage treatment and disposal systems must be provided in
accordance with Village and state standards and regulations.
b. An efficient solid waste collection system, including the provision of an
adequate number of properly screened local receptacles in locations
which afford maximum use and collection convenience, shall be provided
in accordance with all applicable Village standards.
c. A well designed internal system for fire protection, including the provisions
of an adequate number of properly located fire hydrants and an efficient
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access arrangement for emergency fire vehicles, shall be provided to
ensure the safety of all persons within the project.
Analysis: The following analysis is alphabetically keyed to the above criteria.
a. When the plans are submitted for a building permit, the Village and
Miami -Dade County Sewer Water Authority will require the appropriate
connections.
b. The proposed build has one enclosed trash room on each side of the
building and as well as the dumpster.
c. During the review of the plans for building permit, the Fire Department
will insure that the project meets all of the applicable fire related life
safety codes.
Finding: Consistent.
Criteria 5 Building and other structures. All buildings and structures proposed to be
located within a development shall be oriented and designed in such a manner as to
enhance, rather than detract from, the overall quality of the site and its immediate
environment. The following guidelines shall be followed in the review and evaluation of
all buildings and structures:
a. Proposed buildings and structures shall be related harmoniously to the
terrain, other buildings and the surrounding neighborhood, and shall not
create through their location, style, color or texture, incompatible physical
or visual relationships.
b. All buildings and structures shall be designed and oriented in a manner
insuring maximum privacy of residential uses and related activities both on
the site being developed and property adjacent thereto.
c. All permanent outdoor identification features which are intended to call
attention to proposed projects and/or structures shall be designed and
located in such a manner as to be an integral part of the total project
and/or structural design and shall not exceed a size and scale necessary
for the recognition from vehicles moving along adjacent streets at
prescribed legal speeds.
Analysis: The following analysis is alphabetically keyed to the above criteria.
a. The building is located in a neighborhood that has mostly three (3) to five
(5) story buildings. The proposed building has three (3) levels of
apartments over a one (1) story garage. A description of the project and
architectural style was submitted as part of the application.
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b. Like all the other buildings in this neighborhood, the entrance to the
building faces the street. There are windows on all sides of the building
but only the front has balconies. This is consistent with other buildings in
the neighborhood.
c. Signage will be located on the building which is consistent with the Zoning
and Land Development Regulations.
Finding: Consistent.
Criteria 6 All applicants are required to prove that the project meets the Village's
Concurrency Level of Service Standards for Roads, Sanitary Sewer, Solid Waste,
Drainage, Potable Water, and Recreation and Open Space.
Analysis: The current building contains 22 units and the proposed building will have
11 units. The Level of Service standards are set forth in Article VI
Concurrency Management. As this building has a reduction in the number
of units, it is exempt from the Level of Service standards. This is set forth
in Section 30-164 (a)(6) Exemptions which states "any new construction
that results in a reduction in square footage or density".
Miami -Dade County Public Schools has determined that "the applicable
Level of Service standards of 100% Florida Inventory of School Housing
(FISH) have not been impacted since the new multi -family residential
project consists of less residential units than the existing residential
complex being demolished" (See attached June 7, 2012 letter).
Finding: Consistent
Criteria 7 Other Requirements. Requirements and recommendations as provided in
the Village tree and landscape regulations shall be observed as will the requirements of
all applicable standards and regulations.
Analysis: The project exceeds the landscape requirements that are set forth in the
Zoning and Land Development Regulations.
Finding: Consistent
RECOMMENDATION
Staff recommends approval of the project subject to the following conditions:
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1. The dumpster shall be constructed of concrete block and stucco. The building
material for the gate shall only be comprised of metal.
2. The Building, Zoning and Planning Director shall approve the design of the
aluminum picket fence which surrounds the Property, sliding gates at the two (2)
entrances to the parking garages and the dumpster enclosure.
3. The Property contains 14 mature coconut trees and two (2) gumbo limbo trees.
These trees shall be retained and used on the Property. The plans shall contain
this note on the landscape plan that is submitted by the Applicant for a building
permit.