HomeMy WebLinkAboutArticle II - Project Description•
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RIVER PLACE
MAJOR USE SPECIAL PERMIT
1. Section 1304.1.1 Application Forms; Supplementary Materials.
a. Statements of ownership and control of the proposed development.
The Disclosure of Ownership and Ownership affidavit are provided in Article 1.
h. Statement describing in detail the character and intended use of the
development.
River Place (the "Project") is intended to be a mixed -use residential, commercial,
and office development in the Brickell area, just south of the Miami River within
Miami's Central Brickell Rapid Transit Commercial -Residential District (SD-7).
As an important development offering substantial residential housing in that area
of the downtown, the intent is to add to the pedestrian -friendly downtown/Brickell
neighborhood by providing residential, retail, entertainment, and fitness and
recreation amenities not only for the residents of the Project, but also for workers
in the area, tourists and business travelers nearby residents of the Brickell area.
The Project includes a 42 story residential tower that will provide 455 housing
units to the Miami River area, and a 22 story office tower that will provide
220,051 square feet of office space. Both towers will contain a total of
approximately 17,000 square feet of retail floor area. In keeping with the
requirements of SD-7, a central arcade and 45 to 51 foot view corridor will be
established along the center of the property. Further emphasizing the [,edestrian
nature of the Project, the development includes wide sidewalks along 7` Street as
well as 8,800 square feet of retail space directly on 7`h street. The area adjacent to
the river is similarly oriented toward pedestrians by inclusion of a 6,000 square
foot cafe, a riverwalk area, and a 50 foot setback from the river willed with
foliage and plaza -like elements.
The property is comprised of eleven parcels situated adjacent to the Miami River
and totals approximately 96,322 square feet. Although the entire Project is
designed as a single site, each building will function independently. To this end,
each building has been designed with its own loading areas and parking lots.
The Project meets the intent expressed in Section 607.1 of the Zoning Ordinance
by providing high intensity mixed -use development oriented towards pedestrian
usage. The arcade area and street frontage areas are designed with continuous
retail frontage so as to be lively and interesting to pedestrians.
The residential portion of the Project provides 522 sparking spaces which exceeds
Zoning Code requirements by 67 spaces. The office portion of the Project
contains 484 spaces which is at least 160 spaces more than is required within the
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SD-7 district. The excess parking is provided to accommodate the great number
of visitors that the applicants feel will be attracted to the Project.
Open space is provided in the form of the arcade, required yards, river frontage,
and podium level recreation space. In addition, residents and visitors alike will
have access to the fitness club amenities that will also be located atop the podium
level.
c. General location map, showing relation of the site for which special permit is
sought to major street, schools, existing utilities, shopping areas, important
physical features in and adjoining the project and the like.
Location maps and aerial maps indicating the surrounding streets and properties
are included in Article 1.
d. A site plan containing the title pf the project and the names of the project
planner and developer, date, and north arrow based on an exact survey of
the property drawn of sufficient size to show:
The Site Plan is located under Tab 2, Article III.
i. Boundaries of the project, any existing streets, buildings,
watercourses, easements, and section lines.
The boundaries of the project and the location of existing streets and
easements are shown on the survey located under Tab 1, Article III.
ii. Exact location of all buildings and structures.
All three parcels are vacant and have no buildings as shown on the Survey
located under Tab 1, Article III. The locations of the buildings are shown
on the plans located under Tab 7, Article 11I.
iii. Access and traffic flow and how vehicular traffic will be separated
from pedestrian and other types of traffic.
A detailed analysis of the site access and traffic flow for the developrnent
is provided in the Traffic Impact Study located under Tab 3, Article III.
River Place is intended to be a pedestrian -friendly urban environment. As
such, the Project incorporates a pedestrian -friendly arcade and riverfront
amenities that are open to the public. Both the grand breezeway located in
the arcade area within the central corridor and the riverfront area are
closed to vehicular traffic.
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Ingress and egress to the parking structures have been designed to
minimize interference with pedestrian traffic. The residential loading
areas are situated well away from pedestrian traffic as is the service exit
for the office building.
iv. Offstreet parking and offstreet loading areas.
The Project significantly exceeds the Zoning Ordinance requirements for
parking and loading. The residential building provides 522 spaces where
455 spaces are required and the office building provides 484 spaces where
323 spaces are required.
Each building will provide its own offstreet parking internally. Loading
and delivery areas are provided as shown in the plans, interior to the site.
Loading and delivery for the residential building will be located under the
second avenue bridge on southwest 6th street. This design is intended to
screen the loading areas from view of the pedestrian areas of the project
and 7th street.
v. Recreation facilities locations.
The open space and recreation areas of the prject are located along the
arcade running north -south along the center of the property, along the river
front, and on the podium level of the residential building. In addition to
providing a continuous riverwalk, the frontage on the river will be heavily
landscaped and will contain space for an outdoor cafe/bar. The arcade
runs across the center of the property and culminates in a 45-foot wide
breezeway that will serve as an ideal meeting place for pedestrians. The
fitness club and amenities deck will provide further recreational
opportunities for residents, visitors, and club members.
vi. All screens and buffers.
Rooftop mechanical equipment on the two towers will be buffered from
view by distinctive architectural elements which will serve to identify the
project as a river front landmark. All other mechanical equipment will be
located within the internal spaces of the buildings. The extensive
landscaping is illustrated in pages LI through L4, located under Tab 7,
Article III.
vii. Refuse collection areas.
Waste collection will be provided by the City of Miami or by a private
company and will be internal to each building. There will be no curbside
refuse collection.
viii. Access to utilities and points of utilities hookups.
All utilities will be located underground. Access and connections to site
utilities are discussed in the Site Utility Study located under Tab 4, Article
IIl.
e. Tabulations of total gross acreage in the project and the percentages thereof
proposed to be devoted to:
i. The various permitted uses.
Gross acreage: 3.37 acres
Total developable area (TDA): 1,173,896 square feet (26.95 acres)
Residential: 498,445 square feet (42.5 % of TDA)
Retail/Restaurant: 18,110 square feet (1.5 % of TDA)
Office: 225,529 square feet (19.2 % of TDA)
ii. Ground coverage by structures.
Ground coverage for the Project is 55,736 square feet or 38.0% of the
gross lot area.
Tabulation showing:
i. The derivation of numbers of offstreet parking and offstreet loading
spaces shown in (d) above.
The residential building provides 522 spaces where 455 spaces are
required. The office building provides 484 spaces where 323 spaces are
required. The derivation of the number of offstreet parking spaces is
included within the Project Data Summary in Article I.
ii. Total project density in dwelling units per acre.
The Project calls for 135 units per gross acre, well under the 200 units per
acre permitted in the Comprehensive Neighborhood Plan and the Zoning
Ordinance.
g. Statements as to how common facilities are to be provided and permanently
maintained.
All common facilities will be maintained initially by the Owner. Common
facilities of the residential tower will be maintained by a condominium
association.
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h. Storm drainage and sanitary sewerage plans.
Storm drainage, water distribution, waste water and solid waste generation
provisions are discussed in the Site Utility study under Tab 4, Article III.
i. Architectural definitions for buildings in the development; exact number of
dwelling units, sizes, and types.
The residential tower contains 455 units according to the following breakdown:
Studios = 31 (6.8%)
1 Bedroom — 224 (49.2%)
2 Bedroom = 200 (44.0%)
. Signage plans.
Signage for each building within the project will be done separately, as the need
arises.
k. Landscaping plan, including types, sizes and locations of vegetation and
decorative shrubbery, and showing provisions for irrigation and future
maintenance.
The streetscape is designed consistent with the SD-7 intent of encouraging
pedestrian activity and fits within the Code parameters for setbacks. The
streetscape will include awnings, landscaping, and provides a naturally flowing
and attractive entrance to the Project. A description of the proposed landscaping
is included in the landscaping plans provided in Sheets Ll through L4, located
under Tab 7, Article III.
1. Plans for recreation facilities, including location and general description of
buildings for such use.
The residential tower will provide meeting and social rooms for the use of
residents. The tower will provide rooftop recreation decks at the podium level
which will include a pool and landscaping. Both the arcade and waterfront yard
allow for additional recreational and social gathering opportunities.
m. Such additional data, maps, plans, or statements as may be required for the
particular use or activity involved.
The drawings submitted with this Application are located under Tab 7, Article III.
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n. Such additional data as the applicant may believe is pertinent to the proper
review for compliance and consideration of the site and development plan.
Elevations and sections depicting the architectural and aesthetic character of the
project are included in Sheets A2.01 through A4.04, located under Tab 7, Article
III.
2. Section 1702.2.1 General Report
a. Property ownership and beneficial interest within the boundaries of the area
proposed for Major Use Special Permit.
Statement of Ownership and beneficial interest within the boundaries of the area
proposed for the Major Use Special Permit are provided in Article I.
b. The nature of the unified interest or control.
The nature of unified interest or control is indicated in Article I.
c. Survey of the proposed area showing property lines and ownership; existing
features, including streets, alleys, easements, utilities lines, existing land use,
general topography, and other physical features.
A copy of the Survey is included under Tab 1, Article III.
d. Materials to demonstrate the relationship of the elements listed in (3)
preceding to surrounding area characteristics.
The drawings submitted with this Application are located under Tab 7, Article III.
e. Existing zoning and adopted comprehensive plan designations for the area
on and around the lands proposed for Major Use Special Permit.
The existing zoning designation for the property pursuant to Ordinance No. 12335
is SD-7, Central Brickell Rapid Transit Commercial -Residential District. Page 36
of the Official Zoning Atlas Map is located in Article I, and indicates the
surrounding zoning. The Miami Comprehensive Neighborhood Plan future land
use designation for the property is "Restricted Commercial." A copy of the future
land use map is located in Article I. Please note that Ordinance No. 12334
changed the future land use designation of the property to "Restricted
Commercial." A copy of both ordinances referenced herein is included in Article
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f. Analysis demonstrating consistency and concurrency with the adopted
comprehensive neighborhood plan.
The future land use element of the Miami Comprehensive Neighborhood Plan
designates the property "Restricted Commercial". The "Restricted Commercial"
designation permits high -density multifamily residential uses as well as office and
commercial activities that serve the daily retailing needs of the public. Therefore,
the proposed development is consistent with the Comprehensive Neighborhood
Plan. The Traffic Impact Analysis and Site Utility Study (Tabs 3 and 4 of Article
III, respectively) indicate adequate infrastructure capacity to meet the impact of
this development.
3. Major Use Special Permit Concept Plan.
a. Relationship of concept plan to existing and proposed surrounding uses.
The intent of the Project is to create a riverfront mixed use facility that provides
living, working, and playing space for residents and workers who seek the
riverfront waterfront lifestyle. The proposed mixed use project is compatible with
recently approved projects in the immediate vicinity and together with those
projects proposes a riverfront extension of the vastly popular and well known
Brickell neighborhood. The design of project incorporates the amenities
necessary for luxury residential living and first class office space while respecting
the general public's right of access to the riverfront. Lastly, the covered arcade
and ground floor retail and cafe uses will provide a comfortable place for River
Place residents, visitors, and other members of the public to actively or passively
enjoy the Miami River.
b. Existing zoning and adopted comprehensive plan principles and
designations.
The project confoinus to the SD-7 District zoning for this property. The City's
future land use map designation is consistent with the proposed development.
Therefore, no changes are needed to the Zoning Ordinance or Comprehensive
Neighborhood Plan to accommodate the development. The applicant is also
requesting the approvals and permits described in the Summary of Approvals
located in Article I.
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4. Development Impact Study.
a. Economy of City.
The Economic Impact Study is included under Tab 5, Article III. The project will
have a major positive impact on the economy of the City during construction and
after completion.
b. Public Services
A Traffic Impact Study and Site Utility Study are included under Tabs 3 and 4 of
Article III, respectively.
c. Environment.
The property is not located within an Environmental Preservation District. The
project will have a neutral impact on the environment.
d. Housing supply.
The project will result in an increase of 455 dwelling units in the Brickell area.
The impact of the project will be favorable to the City in that there will be an
increase in number and diversity of housing options within the immensely popular
Brickell area.
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