HomeMy WebLinkAboutArticle II - Project Description•
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METROPOLITAN MIAMI
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.
b. Statement describing in detail the character and intended use of the
development.
Pursuant to Resolution 02-1249 (the "MUSP"), the One Miami project was
permitted as a mixed -use residential, commercial, and office development in
downtown Miami, just north of the Miami River within Miami's Central Business
District (CBD). Having changed its name to Metropolitan Miami, the developers
intent remains the same: to create a new pedestrian -friendly downtown
neighborhood providing residential, retail, entertainment, and fitness and
recreation amenities not only for the residents of the Project, but also for workers
in downtown, tourists and business travelers occupying the closely situated hotels,
and residents of the nearby Brickell area.
The project includes three residential towers that will provide 1,500 housing units
to the downtown area, 9,000 square feet of office space, and over 218,500 square
feet in ground and second floor retail. Integrated into the center of the
development via well -designed pedestrian passages will be a four-story
retail/entertainment complex with 106,150 square feet of retail including 16
movie screens. Further emphasizing the pedestrian nature of the Project, the
development includes urban design -style wide sidewalks, pedestrian encouraging
plazas, and lush landscaping along all corridors. Lastly, the entire Project has
been designed to accommodate the views and property values of the surrounding
buildings and uses.
The property is comprised of three parcels, described as "Parcel B", "Parcel C",
and "Parcel D", respectively. Parcel B is surrounded by Southeast 3rd Street on
the north, Biscayne Boulevard Way/Southeast 4th Street on the south, Biscayne
Boulevard on the east, and Southeast 31-a Avenue on the west. It has a net lot area
of 2.46 acres (107,343 square feet) and a gross lot area of 3.76 acres (163,785
square feet). The eastern portion of Parcel B will be developed as a 39 story, 400-
unit condominium with 36,425 square feet of ground and second -floor retail,
which will include 926 parking spaces. The western portion will contain the 4-
story retail/entertainment complex which will provide 106,150 square feet of
retail including 16 movie screens.
Parcel C is surrounded by Southeast 3rd Street on the north, Biscayne
Boulevard/Southeast 4th Street on the south, Southeast 3r1 Avenue on the east, and
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Southeast 2nd Avenue on the west. It has a net lot area of 1.74 acres (75,780
square feet) and a gross lot area of 2.75 acres (119,790 square feet). Parcel C will
be developed as a 450-unit, 42-floor apartment building with 9,000 square feet of
office space and 32,850 square feet of ground and second floor retail. The
apartment building will include 922 parking spaces as well as loading facilities to
accommodate both itself and the retail/entertainment complex to the east.
Parcel D is surrounded by Southeast 2nd Street on the north, Southeast 3rd Street
on the south, Southeast rd Avenue on the east, and Southeast god Avenue on the
west. It has a net lot area of 1.74 acres (75,777 square feet) and a gross lot area of
2.79 acres (121,532 square feet). The eastern portion of Parcel D will be
developed as a mixed -use retail, recreation, and parking structure that will provide
1,467 spaces to replace the existing number of surface parking spaces,
accommodate the additional parking needs of the retail/entertainment complex,
and provide Project's parking needs during the phases of construction. The
parking structure will also house 33,200 square feet of retail. The western portion
of Parcel D will be developed as a 650-unit, 72-floor apartment building which
will include 10,000 square feet of ground and second floor retail and 969 parking
spaces. The first phase of development for the entire project calls for construction
of the Parcel D parking structure that will accommodate the current users of the
surface lot and construction workers working on the Project.
The purpose of this Substantial Modification to a Major Use Special Permit (the
"Substantial Modification") is to relocate the building footprint for the residential
building on Parcel B approximately eight feet southward. This move was made
necessary by the City's request for a right-of-way dedication of the northern
portion of Parcel B which it needs to effectuate the realignment of and future two-
way traffic scheme for SE 3`d Street pursuant to the Du Pont Area Traffic Plan.
Because the City requested the dedication after the approval of the MUSP,
accommodating the dedication by moving the building did not take place at that
time. Consequently, this Substantial Modification is necessary to build the
buildings as originally permitted and effectuate the City's desired dedication. It
should be noted that the plans for this project have not changed from those
approved in the MUSP except for the movement of the Parcel B residential tower
approximately eight feet to the south. Therefore, the Substantial Modification
honors the intent of the approvals granted by Resolution No. 02-1249.
A drawing showing the location of the various buildings described above is
included under Tab 2 of Article III.
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 I.
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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 as modified to accommodate the right-of-way dedication requested
by the City 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 I, Article III. The locations of the buildings are shown
on the plans located under Tab 2, Article III.
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 approved
development is provided in the Traffic Impact Study located under Tab 3,
Article III. The purpose of the Substantial Modification is to enable the
right-of-way dedication of the northern portion of Parcel B for the City's
realignment of SE 3rd Street in accordance with the Du Pont Area Traffic
Plan.
Because the site plan and concept will not change save for moving the
buildings, Metropolitan Miami will provide a pedestrian -friendly urban
environment, interconnected by wide sidewalks, covered loggias, and
ample plazas. The streetscapes of the Project will be consistent in order to
unify the three parcels.
Ingress and egress to the parking structures have been designed to
minimize interference with pedestrian traffic. The service areas of each
building will be located towards the rear of the buildings and away from
the high volume pedestrian traffic that will take place at the front of the
buildings.
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iv. Offstreet parking and offstreet loading areas.
As previously approved, the project significantly exceeds the Zoning
Ordinance requirements for parking and loading. To wit, while only 1,728
parking spaces are required, the project provides 4,284 parking spaces.
Each building will provide its own offstreet parking internally, with the
exception of the retail/entertainment complex which will locate its parking
across the street in the parking garage of Parcel D. In addition, the Parcel
D parking garage will provide replacement parking to accommodate the
surface parking currently located on all three parcels. Loading and
delivery areas are provided as shown in the plans, interior to each
residential building. The intent of the interior loading bays and tunnel is
to screen the surrounding areas form unsightly trucks and eliminate
delivery -related traffic disruptions.
v. Recreation facilities locations.
As previously approved, all three residential towers will provide meeting
and social rooms for the use of their residents. In addition, the three
residential towers will contain rooftop recreation decks at their respective
podium levels which will include state-of-the-art infinity edge pools and
lavish landscaping. Parcel D's parking garage building will provide a
12,600 square foot fitness club as well as a rooftop lap pool and jogging
track for the use of well fitness club members. The retail/entertainment
center is also designed to provide recreational amenities (movie theater) to
the entire Property.
vi. All screens and buffers.
As previously approved, rooftop mechanical equipment on the three
residential towers will be buffered from view by distinctive architectural
elements which will serve to identify the project as a unified neighborhood
and further serve to emphasize the Iandmark nature of the entire
Metropolitan Miami project. All other mechanical equipment will be
located within the internal spaces of the buildings.
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.
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viii. Access to utilities and points of utilities hookups.
All utilities shall be underground. Access and connections to site utilities
are discussed in the Site Utility Study performed for the previous MUSP
application located under Tab 4, Article III.
e. Tabulations of total gross acreage in the project and the percentages thereof
proposed to be devoted to:
i. The various permitted uses.
Parcel B:
Gross acreage: 3.76 acres
Total developable area (TDA): 1,133,000 square feet (26.0 acres)
Residential: 593,645 square feet (52.4% of TDA)
Retail (includes cinema): 142,575 square feet (12.6% of TDA)
Parcel C:
Gross acreage: 2.75 acres
Total developable area (TDA): 1,130,845 square feet (26.0 acres)
Residential: 624,335 square feet (55.2% of TDA)
Retail: 32,850 square feet (2.9% of TDA)
Office: 9,000 square feet (0.8% of TDA)
Parcel D:
Gross acreage: 2.79 acres
Total developable area (TDA): 1,836,800 square feet (42.2 acres)
Residential: 732,500 square feet (39.9% of TDA)
Retail: 43,200 square feet (2.4% of TDA)
TOTAL:
Gross acreage: 9.3 acres
Total developable area (TDA): 4,100,645 square feet (94.2 acres)
Residential: 1,950,480 square feet (47.6% of TDA)
Retail (including cinema): 218,625 square feet (5.3% of TDA)
Office: 9,000 square feet (0.2% of TDA)
. Ground coverage by structures.
Ground coverage for Parcel B is 44% of the gross lot area. Ground
coverage for Parcel C is 51 % of the gross lot area. Ground coverage for
Parcel D is 55% of the gross lot area.
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Tabulation showing:
i. The derivation of numbers of offstreet parking and offstreet loading
spaces shown in (d) above.
The minimum total number of spaces required is 1,728. The total number
of spaces provided is 4,284 which includes parking for new development
as well as replacement parking for the spaces on the currently vacant
parcels. 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.
As previously approved, the project calls for 161 units per gross acre, well
under the 1,000 units per acre permitted in the Comprehensive
Neighborhood Plan and the Zoning Ordinance. In fact, even when
analyzed individually, each parcel will be developed at far less than the
permitted density. The approximate density of the Parcel B condominium
tower is 106 units per gross acre. Parcel C has an approximate density of
164 units per gross acre. Parcel D's apartment building provides for an
approximate density of 233 units per gross acre.
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 Tract B Condominium tower will be maintained by the
condominium association.
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, together with typical floor plans of each type.
Parcel B contains 400 condominium units. Parcel C contains 450 apartment units.
Parcel D contains 650 apartment units. Detailed information and breakdown of
square footage of all uses are found in the Project Data Summary located in
Article I.
Typical floor plans for the three residential towers will remain unchanged from
those approved pursuant to Resolution No. 02-1249.
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j. 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 streetscapes will be consistent throughout and will include lavish
landscaping, extra -wide sidewalks with decorative pavers, plazas, and covered
loggias. Landscaping and streetscapes will be the same as approved pursuant to
Resolution No. 02-1249.
1. Plans for recreation facilities, including location and general description of
buildings for such use.
All three residential towers will provide meeting and social rooms for the use of
their residents. In addition, the three residential towers will provide rooftop
recreation decks at their respective podium levels which will include state-of-the-
art infinity edge pools and lavish landscaping. Parcel D's parking garage building
will provide a 12,600 square foot fitness club as well as a rooftop lap pool and
jogging track for the use of the residents living in the Parcel D residential tower as
well fitness club members. The retail/entertainment center is also designed to
provide recreational amenities (movie theater) to residents and visitors to the
Project.
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 2, Article III.
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 depicting the architectural and aesthetic character of the Parcel B
residential building are included in Sheets A3 through A6, located under Tab 2,
Article III.
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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.
A Statement of Ownership and beneficial interest within the boundaries of the
area proposed for the Substantial Modification to the Major Use Special Permit is
provided in Article I.
b. The nature of the unified interest or control.
The nature of unified interest or control is indicated in Article 1.
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 2, 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 the Zoning
Ordinance of the City of Miami, Florida, is CBD, Central Business District. Page
36 of the Official Zoning Atlas Map is located in Article 1, and indicates the
existing and surrounding zoning. The Miami Comprehensive Neighborhood Plan
future land use designation for the property is Central Business District and is
shown on the land use map located in Article I.
Additionally, the Project is located within the Downtown Miami Development of
Regional Impact (the "DRI"). The proposed uses for the Project are permitted in
the DRI and are consistent with both the properties' zoning district and future
land use designation.
The Project was the subject of Resolution No. 02-1249 which approved a Major
Use Special Pei r it on the Property. The proposed Substantial Modification is
identical to the approved MUSP except for the southward adjustment of the Parcel
B buildings to accommodate the City's desire to realign SE 3`d Street in
accordance with the Du Pont traffic plan.
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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 Central Business District. The Central Business District
designation permits high -density multifamily residential uses with retail uses on
lower floors. The designation also peiiitits commercial, recreation, and
entertainment facilities. 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 Metropolitan Miami is to create a new downtown residential
neighborhood complete with retail, office, entertainment, dining, and
fitness/recreation areas that will be used by the project's residents, workers in the
surrounding offices, tourists staying at the nearby hotels, and residents of the
burgeoning Brickell area to the south. The residential uses will complement the
Central Business District's office buildings in providing much needed area
housing for employees. Area employees will benefit from the increase in retail,
dining, entertainment and fitness amenities provided by Metropolitan Miami,
while area businesses will benefit from the increased likelihood of workers
remaining in downtown after work.
b. Existing zoning and adopted comprehensive plan principles and
designations.
The Substantial Modification conforms to the CBD Central Business District
zoning in every way except for the setback from SE 4`h Street that must be varied
in order to accommodate the City's desired right-of-way dedication while still
building in conformance with the plan approved in the MUSP. The City's future
land use map designation is consistent with the approved development. At this
time, the applicant is requesting the approvals and permits described in the
Summary of Approvals located in Article I.
4. Development Impact Study.
a. Economy of City.
The Economic Impact Study performed for the previous MUSP is included under
Tab 5, Article III. The project will have a favorable impact on the economy of the
City during construction and after completion.
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b. Public Services
A Traffic Impact Study and Site Utility Study, both performed for the previous
MUSP, are included under Tabs 3 and 4 of Article III, respectively. The project
will have a neutral impact on the City's public services.
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 approved project will result in an increase of 1,500 dwelling units which will
address the deficiency in housing in the downtown area. The Substantial
Modification will not affect the number of housing units. The impact of the
project will be favorable to the City.
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