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HomeMy WebLinkAboutAnalysisANALYSIS SUBSTANTIAL MODIFICATION OF A PREVIOUSLY APPROVED MAJOR USE SPECIAL PERMIT for Miami Ballpark located at approximately 1501 NW 3`d Street FILE ID: 09-00141mm The proposed substantial modifications to the "Marlins Ballpark" development approved under MUSP Resolution R-09-199, will be comprised of: 1) Reducing the Accessory Retail Space from approximately 61,678 square feet to 53,629 square feet. 2) To provide 5,735 off-street parking spaces (4,831 in structured parking and 904 parking spaces on surface lots as interim parking), instead of 5,809 off-street parking spaces approved by MUSP Resolution R-09-199. 3) To allow an increase in height of the parking garage structure on Track "A" from 47 feet 0 inches approved by MUSP Resolution R-09-199 to 63 feet 1 inch, and on Track "D" from 54 feet 0 inches to 73 feet 1 0 inches. 4) Pursuant to a LEED Silver Certification, to allow a sixty percent (60%) roof structures coverage where a maximum of twenty percent (20%) is allowed. The roof structures on all four (4) garages consist of photovoltaic array systems that will generate from 1.3 to 1.6 megawatts of power for the adjacent Marlin Stadium project. 5) To allow a City of Miami communication antenna tower 30 to 45 feet high top mounted on the roof of one of the garage buildings, subject to the requirements and limitations of Section 949. 6) To allow other possible uses for the liners such as -educational or residential. Any of these options would require the flexibility to modify the floor plans and exterior elevations as required by such functions. Pursuant to Zoning 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 3`d Street has been reviewed to allow an application for Substantial Modifications to a previously approved Major Use Special Permit approved under Resolution No. R-09-199, subject to all applicable criteria as' per zoning regulations 11000; Note: All previous approvals in the MUSP resolution R-09-199 remain in full force and effect. 09-00141 mu Page 1 of 7 In determining the appropriateness of the proposed project, the Planning Department has referred this project to involved instances of the City of Miami including the Planning Internal Design Review Committee for additional input and recommendations; the following findings have been made: • 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 this substantial modification to a previously approved Major Use Special Permit proposes an educational use as an alternative option to the approved residential use for liners. • It is found that the proposed educational use is in compliance with the current zoning designation, the Miami Comprehensive Neighborhood Plan Map, and the Future Land Use Map. • It is found that the Miami Economic Associates, Inc., the firm who conducted the "Affordable Housing Analysis" for the Miami Ballpark Major Use Special Permit, issued on December 6, 2009 a letter for this substantial amendment stating that "the placement of a charter school on the site of the Miami Ballpark Project would increase the demand for very low income in 2 units while the demand for low income and moderate income units in 3 units each. Substantial surpluses in available supply in each income category will still exist even after these increases in demand are taken into discount". • It is found that the proposed possible and permitted uses for the liners options will have the flexibility to modify the floor plans and exterior elevations as required by such functions, and for submitting to Planning Department and the Office of Zoning for review and approval. • It is found that the proposed development project will benefit the area by creating a Major Sport Facility with additional commercial and residential/educational opportunities in the Little Havana NET District, enerally bounded by NW 7t" Street to the north; NW 3`d Street to the South; NW 17" Avenue to the West; and NW 14t" Avenue to the East. 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 1,092,907 sq. ft., which is below the 3,379,465 sq. ft. allowed for a FAR of 1.72 of the GLA. 09-00141 mu Page 2 of 7 • It is found that the accessory Retail Space for the project is decreasing from approximately 61,678 square feet to 53,629 square feet. • It is found that the height of the parking garage structure on Track "A" increases from 47 feet 0 inches to 63 feet 1 inch, and on Track "D" increases from 54 feet 0 inches to 73 feet 10 inches. • It is found that this substantial modification to a previously approved Major Use Special Permit proposes a City of Miami communication antenna tower 30 to 45 feet high top mounted on the roof of one of the garage buildings, to be designed in compliance with the requirements and limitations of Section 949. • It is found that the changes in the height of the parking garages do not affect the approved maximum height of the proposed complex, approximately 269 feet 0 inches A.G.L. at top of the retractable roof. • It is found that the number of parking spaces decreases from 5,809 off-street parking spaces approved on the MUSP to 5,735 off-street parking spaces (4,831 in structured parking and 904 parking spaces on surface lots as interim parking). The number of parking spaces provided in this substantial modification is above the 5,024 parking spaces required for the project with the residential option as well as the 5,011 parking spaces required for the project with the educational option for the liners. • It is found that this substantial modification to a previously approved Major Use Special Permit proposes to increase the roof coverage to a maximum of 60% of the overall roof surface area to place the photovoltaic array system, which is a required element to attain the LEED Silver certification. • It is found that this substantial modification to a previously approved Major Use Special Permit proposes an approved thematic treatment to enclose and conceal lighting, pipes and mechanical equipment of the structured garages. Changes to this proposal shall be reviewed and approved by Planning Department. It is found that the firm who conducted the "Economic Study" for the Miami Ballpark Major Use Special Permit, issued on December 7, 2009 a letter for this substantial amendment stating that "Slight changes to the original engineering and architectural plans of the Parking Garages for the new Marlins Stadium that were studied for the 2008 economic impact study by The Washington Economic Group, Inc., will not result in significant changes to the impact findings presented in the 2008 Study. However, if the 96 proposed housing units are replaced with a magnet high school, WEG will need to update the original economic impacts to reflects the new and changed construction elements and would therefore, at that time, amend the original economic impacts of the new Marlins Stadium parking facility". • It is found that on November 19, 2009 the City of Miami Transportation Administration Division issued a "Marlins Ball Park MUSP Substantial Modification Traffic Sufficiency" stating that "The Substantial Modification to the Marlins Ball Park Major Use Special Permit (MUSP) does not require a new traffic impact study since 09-00141 m u Page 3 of 7 the modifications do not impact the original traffic analysis. The conditions of the original traffic sufficiency letter, dated February 5, 2009, still apply". 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 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) 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) Provide dimensions for all walkways, curb cuts, drive aisles, and cross sections illustrating the sidewalk width and arrangement„ 3) Incorporate enhanced crosswalks and other treatments to provide safety for pedestrians and define major pedestrian crossings, 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) Include the use of a stabilized base structure for the surface parking lots in order to maintain these areas as greenspace, when not in use, 6) Provide on street parking along NW 3rd Street as a benefit to residents and to provide additional parking for the stadium during game times. Architecture: 7) Provide updated floor plan drawings to illustrate the five bay segments and window openings as proposed on the elevations and renderings, 8) If the proposed art display screens in multiple colors as illustrated 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 for the proposed advertisements screens. In addition, any advertisement shall be subject to review by the Planning Department, 9) Provide material samples or precedent photographs of the screening material proposed along the ground floor of the garage facing the stadium and residential neighborhood. The Planning Department generally discourages the use of metal grillwork, unless exceptional in nature. It is necessary, especially at the ground floor, 09-00141 mu Page 4 of 7 to screen views of cars, lights and mechanical equipment. Provide options for other architectural treatments or landscaping, 10) 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, 11) Design the lighting system for the rooftop parking level in a way to minimize glare and spillover to neighboring residential properties. Indicate how this will be accomplished, Landscape: 12) 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, 13) Specify the species and proposed locations of all trees and palms shown on the landscape plan, 14) Continue to develop the interim greenspace, along NW 3rd Street, into usable linear park. Additional landscaping is suggested. Please provide updated landscape information, and 15) The conditions above are referred exclusively to Substantial Modification to the previously approved Major Use Special Permit for the Miami Ballpark project in the parking garages, in consequence, all conditions imposed to the previously approved Major Use Special Permit different to this Development Order are valid and in full force. 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. 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. 09-00141 mu Page 5 of 7 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 substantial modification to a previously approved 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 and the Office of Zoning 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 traffic related comments received from the City's Traffic Consultant, URS Corp., and confirmed by the City of Miami Transportation Administration Division, the applicant shall commit to: 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. 11) Pursuant to design related comments received by the Planning Director, the applicant shall meet the following conditions for each component of the proposed 09-00141 mu Page 6 of 7 complex: Urban Design: a) Develop the approaches to the stadium along NW 15th Avenue. Paving materials and sidewalk treatments should be consistent with the rest of the proposal, b) Provide dimensions for all walkways, curb cuts, drive aisles, and cross sections illustrating the sidewalk width and arrangement, c) Incorporate enhanced crosswalks and other treatments to provide safety for pedestrians and define major pedestrian crossings, d) 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, e) Include the use of a stabilized base structure for the surface parking lots in order to maintain these areas as greenspace, when not in use, f) Provide on street parking along NW 3rd Street as a benefit to residents and to provide additional parking for the stadium during game times, Architecture: g) Provide updated floor plan drawings to illustrate the five bay segments and window openings as proposed on the elevations and renderings, h) If the proposed art display screens in multiple colors as illustrated 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 for the proposed advertisements screens. In addition, any advertisement shall be subject to review by the Planning Department, i) Provide material samples or precedent photographs of the screening material proposed along the ground floor of the garage facing the stadium and residential neighborhood. The Planning Department generally discourages the use of metal grillwork, unless exceptional in nature. It is necessary, especially at the ground floor, to screen views of cars, lights and mechanical equipment. Provide options for other architectural treatments or landscaping, j) 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, k) Design the lighting system for the rooftop parking level 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, m) Specify the species and proposed locations of all trees and palms shown on the landscape plan, n) Continue to develop the interim greenspace, along NW 3rd Street, into usable linear park. Additional landscaping is suggested. Please provide updated landscape information, o) The conditions above are referred exclusively to Substantial Modification to the previously approved Major Use Special Permit for the Miami Ballpark project in the parking garages, in consequence, all conditions imposed to the previously approved Major Use Special Permit different to this Development Order are valid and in full force. 12) 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. 09-00141 mu Page 7 of 7