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HomeMy WebLinkAboutArticle II - Project Description• • • Tower Twenty Seven MAJOR USE SPECIAL PERMIT 2700, 2730, 2742, 2744 & 2746 S.W. 27th AVENUE Article II. Project Description A. Zoning Ordinance No. 11000 1. Section 1304-2.1 Application Forms; Supplementary Materials 2. Section 1702.2.1 General Report 3. Section 1702.2.2 Major Use Special Permit Concept Plan 4. Section 1702.2.3 Developmental Impact Study Page 1 • • Tower Twenty Seven MAJOR USE SPECIAL PERMIT 2700, 2730, 2742, 2744 & 2746 S.W. 27th AVENUE Zoning Ordinance 11000 1. Section 1304.2.1 Application forms; supplementary materials (a) Statements of ownership and control of the proposed development or activity. The Disclosure of Ownership Affidavit is provided in Article I. (b) Statement describing in detail the character and intended use of the development or activity. Character. Tower -Twenty -Seven is a mixed -use project designed by Cohen Freedman Encinosa & Assoc., P.A., which consists of a residential tower with a combination of one, two, and three bedroom condominiums above pedestrian friendly retail shops. Attractive upscale lofts will also be provided along the rear facade, which is the only side of the property that abuts a residential area. Tower Twenty Seven will also feature a health club, recreation deck and clubhouse as shown on page A.3 of the drawing in Article III, Tab 6. The property is located on S.W. 27th Avenue between S.W. 27th Street and S.W. 27th Terrace across from the Coconut Grove/S.W. 27th Avenue Metrorail Station. By bringing residents within walking distance of the Metrorail Station, Tower -Twenty Seven is ideally situated to increase Metrorail ridership. Intended Use. Tower-Twenty-Seven's combination of uses and product types will consist of 181 condominiums with 10 three -bedroom, 74 two -bedroom, 81 one --bedroom units, and approximately 6,100 square feet of retail shops located along S.W. 27th Avenue frontage. The ground floor retail space and residential tower will encourage pedestrian activity along the Avenue and will provide shopping and convenience services to both area residents and Metrorail riders. The smaller 3-story lofts located along S.W. 27th Court will provide a transition in Page 2 • • both scale and use from the buildings and uses facing the Avenue. It is significant to note that other properties in the immediate vicinity of the Metrorail Station and the major intersection, which is one of the principle gateways into Coconut Grove, are unlikely candidates for redevelopment. For example, across S.W, 27th Avenue to the east is an area that is zoned Industrial and is developed with a Shell, lumber store and other industrial uses that serve both the Silver Bluff and Coconut Grove communities. Similarly, the Crook & Crook Marine Store at the southeast corner of the intersection of U.S. 1 and S.W. 27th Avenue serves boaters utilizing S.W. 27th for access to the Dinner Key boat ramp. At the S.W. intersection of U.S. 1 and 27th Avenue is a large Shell service station and a strip shopping center, which are primarily designed to serve the drive by automobile customers on U.S. 1. Therefore, all of the other properties at this major intersection are unlikely candidates for redevelopment because of the established uses that are necessary to meet other community demands. The subject property represents the only real remaining opportunity to provide a true mixed -used development that will provide urban infill near this station. Rezoning. From a land use and zoning standpoint, Tower - Twenty -Seven is consistent with the City of Miami Comprehensive Neighborhood Plan, which designates the entire property, including the rear lots along S.W. 27th Court, for Restricted Commercial development. Accordingly, the request for a zoning change for the rear lots from Two -Family residential to Restricted Commercial is also consistent with the Comprehensive Neighborhood Plan. Furthermore, by fostering and encouraging additional Metrorail ridership at this station, the request is consistent with the Strategic Area Design and Development (SADD) S.W 27th Avenue Metrorail Station Plan. Vacation of Alley. The property is currently bisected by an alley that is an impediment to its redevelopment and is incompatible with the surrounding residential area. The alley is approximately 6,423 square feet in size and is utilized mostly by the patrons and employees of the narrow strip of existing commercial uses facing S.W. 27th Avenue. The alley is incompatible with the existing duplex residential Page 3 • o • development located along S.W. 27fh Court, as it funnels commercial traffic west into the residential street. The Tower -Twenty -Seven plan proposes to vacate the alley and to internalize all traffic onto the property and away from S.W. 27th Court. Except for a breakaway gate that is reserved exclusively for fire and emergency vehicles, and there is no ingress or egress from the development onto S.W. 27th Court. Accordingly, the proposed right-of-way vacation and closure is consistent with and meets all of the requirements of Section 55-15 of the City of Miami Code. Lot Coverage. In order to assure compatibility with the duplex homes that are adjacent to the property, the site plan provides fownhome lofts along the west property line. The site plan for Tower twenty Seven meets all code requirements with respect to parking, setback, open space, etc., however, in order to accommodate the lofts, a lot coverage variance is required as described in the application located under Article 1, Tab B. It is significant to note that other similarly situated developments in the area, which have provided townhomes as a transition from a mixed -use development to a residential neighborhood, have been approved with comparable lot coverage. (c) General location map, showing relation of the site or activity for which special permit is sought to major streets, schools, existing utilities, shopping areas, important physical features in and adjoining the project or activity and the like. The following exhibits are included with the Major Use Special Permit Application: (1) Aerial: Aerial Photograph of the surrounding area indicating the project site. (2) Area Context Map/Site Aerial: Map of the project area indicating buildings that surround the site. (d) A site plan containing the title of the project and the names of the project planner and developer, date, and north arrow, and based on an exact survey of the property drawn to a scale of sufficient size to show. Page 4 • • The project developer is Landstar Development Co. The architects are Cohen, Freeman, Encinosa & Associates. The projects engineers are Consulting, Engineering & Science, Inc. The general information requested is shown under Tab 6 of the Supporting Documents. Several drawings include the following information: (1) Boundaries of the project, any existing streets, buildings, watercourses, easements, and section lines. The boundaries and the location of existing streets and easements are shown on the Boundary Survey located under Tab 5 of the Supporting Documents, (2) Exact location of all buildings and structures. (3) The exact location of all existing buildings is shown on the Boundary Survey under Tab 5. Access and traffic flow and how vehicular traffic will be separated from pedestrian and other types of traffic. The specific description of site access and traffic flow is provided in the Traffic Impact Analysis located under Tab 2 of the Supporting ❑ocuments. (4) Off street parking and off street loading areas. N/A. (5) Recreational facilities locations. The facilities are for the use of the residents and are shown under Tab 6 of the Supporting Documents. (6) Screens and buffers. N/A. (7) Refuse collection areas. These facilities are shown under Tab 6 of the Supporting Documents. Page 5 • • • (8) Access to utilities and points of utilities hookups. Access and connections to site utilities are discussed in the Site Utility Study, located under Tab 3 of the Supporting Documents. (e) Tabulations of total gross acreage in the project and the percentages thereof proposed to de devoted to: (f) (g) (1) The various permitted uses. Complete tabulation is shown on page A-1.0 of the site plan included under Tab 6 of the Supporting Documents. (2) Ground coverage by structures. Complete tabulation is shown on page A-1.0 of the site plan included under Tab 6 of the Supporting Documents. Tabulation showing the following: (1) The derivation of numbers of off street parking and off street loading spaces shown in (d) above. Complete tabulation is shown on page A-1.0 of the site plan included under Tab 6 of the Supporting Documents. (2) Total project density in dwelling units per acre. The project's total density is approximately 139 units per acre (where 150 units per acre are permitted). If common facilities (such as recreation areas of structures, privates streets, common open space, etc.) are to be provided for the development, statements as to how such common facilities are to be provided and permanently maintained. All common Facilities will be maintained and controlled by a condominium association. Page 6 • • • (h) Storm drainage and sanitary sewerage plans. (i) Storm drainage, water distribution, waste water, and solid waste generation provisions are discussed in the Site Utility Study located under Tab 3 of the Supporting Documents. Architectural definitions for buildings in the development; exact number of dwelling unit, sizes, and types, together with typical floor plans of each type. Detailed information and breakdown of square footage of all uses are found under Project Criteria included under Tab 6 of the Supporting Documents. Typical floor plans for the residential units, as well as all elevations and sections are located under Tab 6 of the Supporting Documents. (j) Plans for signs, if any. N/A. (k) Landscaping plan, including types, sizes, and locations of vegetation and decorative shrubbery, and showing provisions for irrigation and future maintenance. (i) The proposed landscaping plans are found under Tab 6 of the Supporting Documents. Plans for recreation facilities, if any, including location and general description of building for such use. The recreation facilities are shown under Tab 6 of the Supporting Documents. (m) Such additional data, maps, plans, or statements as may be required for the particular use or activity involved. The details of the spaces and calculations used to compute the Floor Area Ratio (FAR) are shown on the FAR plans under Tab 6 of the Supporting Documents. (n) Such additional data as the Applicant may believe is pertinent to the proper consideration of the site and development plan. Page 7 • • • Sections and elevations depicting the architectural character of the tower, retail area, and townhomes, as well as floor plans showing the individual units are located under Tab 6 of the Supporting Documents. 2. Section 1702.2.1 General Report (1) Property ownership or 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 Major Use Special Permit is provided in Article I. (2) The nature of the unified interest or control. (3) The nature of unified interest or control is indicated in Article I. Survey of the proposed area showing property lines and ownership. A copy of the survey of the entire property as well as a survey of the right-of-way to be vacated and the lots to be rezoned are included under Tab 5 of the Supporting Documents. (4) Map of existing features, including streets, alleys, easements, utilities' lines, existing land use, general topography and physical features. The existing site features and utility lines are shown in the survey of the property located under Tab 5. The site features and the utilities are also described in the Site Utility Study, located under Tab 3 of the Supporting Documents. There is a public alley running through a portion of the property, which is the subject of an application for a vacation of right-of-way. (5) Materials to demonstrate the relationship of the elements listed in (4) preceding to surrounding area characteristics. The drawings submitted with this Application are located under Tab 6 of the Supporting Documents. Page 8 • • (6) Existing zoning and adopted comprehensive plan designations for the area on and around the lands proposed for Major Use Special Permit. The property is currently designated Restricted Commercial and is zoned Restricted Commercial and Two -Family Residential pursuant to City of Miami Ordinance Number 11000. The zoning atlas map for the area in which the property is located is found in Article I, Tab E, and indicates the existing and surrounding zoning. The application to rezone the Two -Family Residential lots to Restricted Commercial is therefore consistent with the Comprehensive Neighborhood Plan. 3. Section 1702.2.2 Major Use Special Permit Concept Plan. (a) Relationships of the concept plan to surrounding, existing and proposed future uses, activities, systems, and facilities (transportation, recreation, view corridors, pedestrian systems, service systems, and similar uses). Article 11 contains a written narrative of this project outlining proposed uses, activities and architectural character. This narrative also contains descriptions of the project's relationship to traffic, pedestrian movements, and transportation access. elevations and sections showing the proposed materials, vertical profile and height, and orientation to street are included in the Drawings submitted with this Application. The Drawings submitted are found under Tab 6 of the Supporting Documents. (b) Existing zoning and adopted comprehensive plan principles and designations. The property is currently designated Restricted Commercial and zoned a combination of Restricted Commercial and Two -Family residential pursuant to City of Miami Ordinance Number 11000. The zoning atlas map for the area in which the property is located is found in Article I, Tab E, and indicates the existing and surrounding zoning. 4. Section 1702.2.3 Developmental impact Study Page 9 • • • (a) A traffic analysis shall be submitted for an area within approximately 1/4-mile of the site, or an area including the major intersections to be impacted by the site, whichever is larger. The Traffic Impact estimates are included under Tab 2 of the Supporting Documents. The transportation engineer's conclusion is that the traffic generated will not degrade the existing level of service. (b) Economic impact data shall be provided, including estimates for construction costs, construction employment and permanent employment and shall demonstrate that the proposed development is favorable to the economy, public services, environment and housing supply of the City. The Economic Impact Study is included under Tab 4 of the Supporting Documents. (c) A housing impact assessment. In recent years there has been a strong demand for urban housing in the City of Miami. It is clear that people are moving from the suburbs back to the inner city and its surrounding areas. This has created a shortage of multi -family housing along with an upward surge of housing prices. Contrastingly, the costs of construction have not kept pace with these increases, which has made it economically affordable to construct new buildings for sale. Tower Twenty Seven will provide a variety of additional housing with a range of prices to satisfy the demand for new condominiums and homes in the City of Miami. Page 10