HomeMy WebLinkAboutAnalysisANALYSIS
MAJOR USE SPECIAL PERMIT
for
Miami Ballpark
located at approximately
1501 NW 3rd Street
FILE ID: 09-00141mu
Pursuant to ordinance 11000, as amended, the Zoning Ordinance of the City of
Miami, Florida, the subject proposal for the Miami Ballpark project, to be located at
approximately 1501 NW 3rd Street has been reviewed to allow a Major Use Special
Permit per articles 13 and 17, to construct a mixed use project complex including a
Ballpark Stadium with approximately 37,000 seats, approximately 269 feet, 0 inches
A.G.L. at top of the retractable roof, approximately 61,678 square feet of Accessory
Retail space, and approximately 96 Residential Units. The proposed project will provide
5,809 off-street parking spaces (4,840 in structured parking and 969 parking spaces on
surface lots as interim parking).
This Permit also includes the following requests:
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition
(2), to allow a non-residential development in excess of two hundred thousand (200,000)
square feet of floor area, 1,100,956 square feet in this case;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition
(7), for any single use or combination of uses requiring or proposing to provide in excess
of five hundred (500) off-street parking spaces, 5,809 parking spaces in this case;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition
(6), for Recreational, cultural, or entertainment facilities involving in excess of fifteen
hundred (1,500) off-street parking spaces, 5,809 parking spaces in this case;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 4, Section 401, Under
Conditional Principal Uses of G/I Districts, to allow the development of a Major Sport
Facility;
The Major Use Special Permit encompasses the following Special Permits and
additional Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 903.1, to allow a
project designed as a single site and occupies lots divided by a street or alley;
CLASS II SPECIAL PERMIT, as per ARTICLE 4, Section 401, to allow
modifications in setbacks up to a maximum of 50% of the required setbacks (Ordinance
No. 13033);
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CLASS II SPECIAL PERMIT, as per ARTICLE 4, Section 401, to allow retail and
restaurant developments serving as accessory uses or structures to Major sports
facilities (Ordinance No.13033);
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1512, to allow a
waiver of City of Miami Off-street Parking Guides & Standards for reduction of required
backup distance in driveway isles less than the required 23 feet (plans submitted are
very preliminary and project must comply with all applicable parking standards prior to
obtaining a building permit);
CLASS II SPECIAL PERMIT, as per ARTICLE 4, Section 401, Class, to allow
parking reduction of up to ten percent (10%) of the required off-street parking spaces for
Major sports facilities located within one (1) mile of a Metrorail or People Mover Station
or Mass transit facility (Ordinance No. 13033);
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1512, to allow a
waiver of City of Miami Off-street Parking Guides & Standards for the required additional
foot when a parking stall abuts a column, wall or any other obstruction (plans submitted
are very preliminary and project must comply with all applicable parking standards prior
to obtaining a building permit),
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 922.4, to allow
maneuvering of trucks on public rights-of-way with referral to Public Works Director;
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 I 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 906.9, 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 ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918.2, to allow
temporary off-street offsite parking for construction crews working on a commercial
project under construction;
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 10.5, Sub -Section
10.5.4.2, G/I Government and Institutional, Temporary Signs (3) , to allow temporary
development signs;
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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.
In determining the appropriateness of the proposed project, the Planning
Department has referred this project to the Large Scale Development Committee
(LSDC), to 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 a
Major Sport Facility with additional commercial and residential opportunities in the
Little Havana NET District,generally bounded by NW 7th Street to the north; NW 3rd
Street to the South; NW 17th Avenue to the West; and NW 14th Avenue to the East.
• It is found that pursuant to the Miami Comprehensive Neighborhood Plan Map, the
existing Future Land Use category for the property is "Major Institutional - Public
Facilities - Transportation and Utilities".
• It is found that the proposed project is not located along a Primary Pedestrian
Pathway.
• It is found that the proposed project is not located within an Archeological
Conservation area.
• It is found that the complex is proposed in a site with a 45.11± acres of gross lot
area, and 32.12± acres of net lot area.
• It is found that the project is not requesting any bonuses and it is proposing a
combined floor area of 45.11± gross acre site for a total FAR of 1,100,956 sq. ft.,
which is below the 3,379,465 sq. ft. allowed for a FAR of 1.72 of the GLA.
• It is found that the total square footage provided is comprised by approximately
61,678 square feet for Retail; approximately 86,278 square feet for Residential use;
and approximately 953,000 square feet for the Ballpark.
• It is found that the project is requesting a parking reduction of up to ten percent
(10%) of the required off-street parking spaces for Major sports facilities located
within one (1) mile of a Metrorail or People Mover Station or Mass transit facility
(Ordinance No. 13033);
• It is found that the approximately 5,809 off-street parking spaces provided (4,840 in
structured parking and 969 parking spaces on surface lots as interim parking) is
above the required 5,048 of parking spaces required for the project.
• It is found that Miami -Dade County Public Schools, on March 20, 2009, has
conducted a public school concurrency review for this application and has
determined that it DOES MEET (Concurrency Met) all applicable LOS Standards for
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a Final Development order as adopted in the local Government's Educational
Element and incorporated in the Interlocal Agreement for Public School Facility
Planning in Miami -Dade County.
• It is found that the proposed project was reviewed for design appropriateness by the
Urban Development Review Board on January 21, 2009, and recommended
approval.
• It is found that the maximum height of the proposed complex, approximately 269
feet 0 inches A.G.L. at top of the retractable roof, conform to the unlimited high allow
by the zoning designation
• It is found that the Miami -Dade Aviation Department provided a Height Analysis
review of the proposed project, stating that the assumed maximum height of 282
feet Above Mean Sea Level (AMSL) for the stadium and 69 feet AMSL for the
associated parking garage structures at this location conform to the Miami
International Airport (Wilcox Field) Zoning Ordinance.
• It is found that the proposed open space for the project (553,747 square feet at
28.18% GLA) is above the minimum required open space (294,721 square feet at
15% GLA) for this project.
• It is found that the project is expected to cost approximately $634 million ($515
million for the ballpark; $94 million for the parking garage and $25 million for public
infrastructure), and to employ approximately 4,558 workers during construction
(FTE -Full Time Employees); The project will also result in the creation of
approximately 1,667 permanent new jobs (FTE) for building operations and will
generate approximately $9.47 millions annually in tax revenues to the City (2009
dollars).
• It is found that the Large Scale Development Committee reviewed the project on
December 17, 2008 to address the expressed technical concerns raised at said
Large Scale Development Committee meeting.
It is found that on November 25, 2008, the City of Miami Public Works Department
provided a review of the project with general comments and no specific street
improvements required.
It is found that the proposed Miami Ballpark stadium project, as part of the complex,
was reviewed by the Internal Design Review Committee of the Planning Department
on January 6, 2009, and the following revised pertinent comments were made:
Urban Design: 1) Identify where public transit buses will be loading and stacking. It
is essential to provide convenient public transportation access that will not impede
circulation around the site, understanding that a western surface lot will be used for
charter buses; 2) The relocation of the recreational baseball field to a smaller site
closer to the intersection of NW 17th Ave and NW 7th Street is inappropriate due to
the volume of this intersection. Consider maintaining the current site for the
recreational baseball field and restroom building. Architecture: 1) Please provide
proposed color palettes for all fencing, railings, metalwork, site furniture, and the
like. Landscape: 1) Consider an alternative tree species to the Tabebuia Caraiba.
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There are concerns with this type of planting due their irregular growth habit and
weakness in storms; 2) All trees planted along streets or adjacent to pedestrian
walkways need to be planted at a minimum of sixteen (16') feet in height, with a
three (3") inch caliber, and five (5') feet of clear trunk; 3) Staff recommends Live
Oaks to have a minimum spread of eight (8') feet.
It is found that the proposed Parking Garage project, as part of the Miami Ballpark
complex, was reviewed by the Internal Design Review Committee of the Planning
Department on January 12, 2009, and the following revised pertinent comments
were made: Urban Design: 1) Continue to develop the approaches to the stadium
along NW 15th Avenue. Paving materials and sidewalk treatments should be
consistent with the rest of the proposal; 2) Please provide dimensions for all
walkways, curb cuts, and drive aisles. Cross sections illustrating the sidewalk width
and arrangement are preferred; 3) Incorporate additional enhanced crosswalks and
treatments for intersections and connections outside of the stadium site to the
surrounding neighborhood, such as major intersections along NW 7th Street and
NW 17th Avenue; 4) The pedestrian sidewalk is encouraged to remain at a
consistent height throughout the site. This is especially important across the
entrance and exit driveways to the garages where there will be heavy pedestrian
traffic. All vehicles shall rise to the sidewalk level with ramping beginning at the outer
edge of the curb, with the ramp slope being the maximum allowed by Public Works;
5) Consider providing on street parking along NW 3rd Street as a benefit to
residents and to provide additional parking for the stadium during game times.
Architecture: 1) The proposed elevations and perspectives should provide an
appropriate solution for the parking garage. Please update the floor plan drawings to
illustrate the five bay segments and window openings. The recessed panels between
these segments are necessary to break up the large massing of the garage; 2) The
proposed art at the display screens in multiple colors as illustrated are appropriate. If
the screens are not to be placed on the building, this fagade shall be treated
identically to the others, including the textured panel insets. Additionally, verify with
the Zoning Department the applicability of providing advertisements on these
screens. Any proposed advertisement shall be reviewed by the Planning
Department; 3) Provide material samples or precedent photographs of the screening
material proposed along the ground floor of the garage facing the stadium and
residential neighborhood. Metal grill works are necessary, especially at the ground
floor to screen views of cars, lights and mechanical equipment. Consider other
architectural treatments or landscaping; 4) Continue to develop ways to obscure
views of cars, lighting, and mechanical systems within the garage. Orient lighting
and other necessary systems in a way that is not easily seen from the street or
neighboring properties; 5) It is essential that the lighting system for the rooftop
parking level is designed in a way to minimize glare and spillover to neighboring
residential properties. Indicate how this will be accomplished. Landscape: 1) Paving
pattern design and materials shall be consistent between the garages and stadium,
as illustrated in the December 8, 2008 Miami Ballpark Conceptual Landscape Plan.
Incorporate additional treatments to the roadways, if possible, that would continue
the pattern across vehicular areas; 2) Continue to develop the interim green space,
along NW 3rd Street, into usable linear park. Additional landscaping is suggested.
Please provide updated landscape information.
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• It is found that the Environmental Impact Analysis conducted by WRS Compass,
and submitted as part of the MUSP application concludes that: "Engineering controls
are not anticipated. This will have a positive impact on the environment. WRS
anticipates that this project will have a neutral effect on the wetlands, air and flora
and fauna. This project will have a positive impact on the soil, and groundwater, and
surface water quality".
• It is found that on February 5, 2009, the City's Traffic Consultant, URS Corp.,
provided a review (R # 003) of the Traffic Impact Analysis submitted by the applicant
and has found the traffic analysis sufficient with the following commitments by the
applicant: 1) Provide a stand-alone document to address Pedestrian and Bicycle
Routes for Ballpark Events, identifying safe and convenient pedestrian and bicycle
connections leading to and from the Ballpark, connecting off-site parking, existing or
programmed greenways, transit corridors and transit stations. The Applicant shall
continue to coordinate with Miami -Dade County Public Works and the City of Miami
in the development and review of this stand-alone document; 2) Work with Miami -
Dade Transit, Miami -Dade- County, Tri -Rail and the City of Miami to assure
convenient transit services in the vicinity of the site, to extend transit service hours
and to provide special transit services to accommodate post game passengers on
game days; 3) Work with Miami -Dade Transit, Miami -Dade County and the City of
Miami to determine the best location for transit connections serving the Ballpark; and
4) Coordinate with the City of Miami and Miami -Dade County in the preparation of a
Network Simulation Analysis that will demonstrate the interactive operational effects
of pre -game and post -game traffic to and from the Ballpark. Special attention will be
given to vehicle queuing at critical intersections and traffic operations into and out of
the Ballpark facilities.
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 shell 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 Minority/Women
Business Affairs and Procurement Program as a guide.
6) Prior to the issuance of a shell permit, provide the City with a recorded copy
of the MUSP permit resolution and development order,
7) 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.
8) 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.
9) 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.
10) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following conditions for each component of the proposed
complex: The Stadium (a) Provide convenient public transportation access that will
not impede circulation around the site; (b) Maintain the current site for the
recreational baseball field and restroom building; (c) Provide proposed color palettes
for all fencing, railings, metalwork, site furniture, and the like; (d) Submit alternative
tree species to the Tabebuia Caraiba; (e) All trees planted along streets or adjacent
to pedestrian walkways need to be planted at a minimum of sixteen (16') feet in
height, with a three (Y) inch caliper, and five (6) feet of clear trunk; the Parking
Garage: (f) Submit alternatives to the approaches to the stadium along NW 15th
Avenue. Paving materials and sidewalk treatments should be consistent with the rest
of the proposal; (g) Provide dimensions for all walkways, curb cuts, and drive aisles,
and cross sections illustrating the sidewalk width and arrangement; (h) Incorporate
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additional enhanced crosswalks and treatments for intersections and connections
outside of the stadium site to the surrounding neighborhood, such as major
intersections along NW 7th Street and NW 17th Avenue; (i) The pedestrian sidewalk
is encouraged to remain at a consistent height throughout the site, especially across
the entrance and exit driveways to the garages. Architecture: (j) Provide updated
floor plan drawings illustrating the five bay segments and window openings for the
parking garage, breaking up the large massing of the garage; (k) Any alteration to
the proposed art display screens on the building, as illustrated have to be reviewed
and approved by the Planning Department; (1) Any proposed advertisement shall be
verified by Office of Zoning and reviewed by the Planning Department; (m) Provide
material samples or precedent photographs of the screening material proposed
along the ground floor of the garage facing the stadium and residential
neighborhood. Submit proposal considering other architectural treatments or
landscaping; (n) Orient lighting and other necessary systems in a way that is not
easily seen from the street or neighboring properties; (o) Submit alternatives to the
lighting system for the rooftop parking level in a way to minimize glare and spillover
to neighboring residential properties, indicating how this will be accomplished;
(p) Paving pattern design and materials shall be consistent between the garages
and stadium, as illustrated in the December 8, 2008 Miami Ballpark Conceptual
Landscape Plan; (q) Provide a proposal to develop the interim green space, along
NW 3rd Street, into usable linear park, including additional landscaping.
11) 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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