HomeMy WebLinkAboutArticle II - Project Description•
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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
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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
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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
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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.
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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.
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(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.
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(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.
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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.
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(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
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(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.
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