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HomeMy WebLinkAboutArticle II - Project DescriptionHURRICANE COVE MAJOR USE SPECIAL PERMIT PROJECT DESCRIPTION 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 Development Impact Study • • • • MAJOR USE SPECIAL PERMIT Section 1304.1.1 Application forms; supplementary materials (a) Statements of ownership and control of the proposed development of activity. The Disclosure of Ownership and Ownership Affidavit are provided in Article I. (b) Statement describing in detail the character and intended use of the development or activity. HURRICANE COVE will be comprised of three (3) residential buildings with a total of 1,073 dwelling units, a 130-slip marina and an existing building that will be remodeled as a restaurant, convenience store and ship's store. The project is located at 1884 N.W. N. River Drive. The development parcel is 204,068.85 s.f. (4.68 acres) land area and 140,630.84 s.f. (3.23 acres) submerged land area, for a total of 334,699.69 s.f. (7.91 acres) net lot area. The gross lot area is 453,924.64 s.f. (10.41 acres). The property fronts on N.W. N. River Drive on the north and the Miami River on the south. The existing zoning is SD-4 which is proposed to be changed to C-1 allowing R-4 high intensity residential and the commercial marina use. The proposed residential buildings consist of three (3) structures. The first building, type I, will be twenty-two (22) residential floors over a six (6) story garage. It will contain three hundred twenty-five (325) units. In addition there will be a one (1) story basement garage level. The building will step back at the third (3rd) and eighteenth (18th) floor from N.W. N. River Drive. On the Miami River side the building will also step back above the five (5) story garage. The design incorporates a three (3) story townhouse liner program at the garage perimeter providing residential use at the building base to conceal the parking garage. The first building, type I is located on the west end of the property. The second building, type 11, will be twenty (20) residential floors over a six (6) story parking garage. It will contain three hundred seventy-four (374) units. In addition there will be a one (1) story basement garage level. The building will step back at the third (31-d) and eighteenth (18th) floors from N.W. N. River Drive. The building will also step back above the six (6) story parking garage on the Miami River side. The design incorporates a three (3) story townhouse liner program at the garage perimeter providing residential use at the building base to conceal the parking garage. This second building, type 11, will conform to the shape of and will occupy the center of the site. The third building, type III, will be twenty-two (22) residential floors over a six (6) story parking garage. It will contain three hundred seventy-four (374) units. In addition there will be a one (1) story basement garage level. The building will step back at the third (3`d) and twentieth (20`h) floors from N.W. N. River Drive. The building will also step back above the five (5) story parking garage on the Miami River side. The design incorporates a three (3) story townhouse liner program at the garage perimeter providing residential use at the building base to conceal the parking garage. This third building, type III, will occupy the east end of the site. The ground floor of each of the buildings will contain the building lobby, building services, trash room and loading areas. The first three levels of the building base will contain three (3) story townhouses to line the garage perimeter. On N.W. N. River Drive the remaining garage levels will be lined with building amenities such as clubrooms, exercise spaces, games rooms and other social function spaces to bring life and animation to the street elevation. The remaining garage perimeter will be lined, except where the facade must be penetrated for building service and garage entrances, with three (3) story townhouses that will front on the Riverwalk and the view corridors. From the building base line on N.W. N. River Drive above one hundred twenty feet (120' 0"), each building will step back to follow the light plain required by the zoning code. A series of loft units and landscaped roof terraces will animate the building as it steps back from the street. These terraces will be amenities within the building that will enrich resident's lifestyles and provide architectural interest for the adjoining neighborhood. Located between the front residential facade and the three (3) story townhouses units on the building perimeter will be the parking garages. The garages will have architectural elements harmonious with the residential architecture to provide a residential screen that will conceal parking located above and behind three (3) story perimeter townhouses. There will be a total of one thousand six hundred ninety-six (1,696) garage parking spaces and twenty-five (25) on grade parking spaces at project building out. Parking will be distributed throughout the project to satisfy parking requirements as each building is completed. The roof of the parking garages will provide landscaped pool plazas facing the Miami River that will form the base of each residential tower. The pool plaza with its gazebos, landscaping and pool will be the main amenity of each building. The plaza will provide a beautifully landscaped environment from which to view and enjoy the Miami River, Sewell Park and the downtown Miami skyline. The three (3) residential buildings will rise from each of their parking podiums above the pool plaza and step back from the River front. This step back provides additional separation from the River's edge and creates an elevated green base for the Residential structures. Atop each of the three (3) buildings will be a beacon like illuminated element that will screen mechanical equipment and serve to identify the area from 1-95 and SR 836. The three (3) buildings will be distinguished from each other by different architectural treatment, the use of different color glass, varying heights, and different color shades. The main finish elements will be stucco wall finish, glass railing, colored metal roof and stainless steel accessories. At the east end of the property an existing building will be remodeled to house a ship's/convenience store and marina front restaurant. The building will be redesigned to maximize view and interaction with the new River walk, existing basin and new park. A new private park will be developed to provide daylight public access to the Miami River. The park will be designed as a passive environment for quiet enjoyment of the River. Located in the park will be an obelisk to provide visual interest and organize the space. The park will serve 2 • • • 3 as a front yard for the parkside townhouses located at the base of building I11, and will be the entry feature to the existing renovated 130 slip marina. The marina provides a dynamic setback space averaging more than two hundred (200) feet from the river channel line to the project bulkhead. The marina will preserve marine use on the River. Landscaped view corridors of 83' and 88' in width have been integrated into the site at the ground level between the three (3) buildings. These view corridors increase in width to 95'-0" and 122'-0" above the podium between the residential towers. The western view corridor has been aligned with N.W. 19th Avenue. This alignment will visually tie the view corridor and 19th Avenue and will provide a direct view through the project to the River. The eastern corridor will provide view to the River and access to the park and new Riverwalk. The private park will be bounded on the south by a new Riverwalk. The Riverwalk, though not required by the Miami River Greenway Action Plan for the Middle River, will be developed to provide access to the marina and will provide boat ties and docks as recommended by the Miami River Action plan for development of the Miami River Trail Blueway. In addition to the Riverwalk and Blueway ties and dock, a Riverside Trail will be developed on NW. N. River Drive for bicyclists and pedestrians. These privately developed amenities will be available for neighborhood use during daylight hours as a place for social gathering, recreation and enjoyment of the Miami River. Such a place is currently non-existent on the north side of the river in the immediate neighborhood. (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 photographs of the surrounding area indicating the project site. (2) Area Context Map/Site Aerial and photographs: Aerial photographs and context photographs of the project area indicating buildings and their functions that surround the site. (3) Location Map: Map of the surrounding street system indicating the project location. (4) 3D Cad generated context site photograph. (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: • • • The general information requested is shown on the Cover Sheet and Ground/Site Plans, Sheets SD-1.1, SD-1.2, SP-1.0, SP-1.1 and SP-1.2, provided under Tab 6 of the Supporting Documents. The site plan includes the following: (1) 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 5 of the Supporting Documents. (2) Exact location of all buildings and structures; The exact location of all existing buildings located on the property is shown on the Boundary Survey under Tab 5. The location of the building to be constructed is shown on the Site Plan, Sheets SP-1.0, SP-1.1 and SP-1.2 located under Tab 6 of the Supporting Documents. (3) Access and traffic flow and how vehicular traffic will be separated from pedestrian and other types of traffic; Vehicular access for the project is from N.W. N. River Drive. Pedestrian access to the parking garage is located at the lobby. The service drives for the project, as well as the loading areas are located west of building l and east of building Ill. Loading spaces have also been located within the project's private road system. A detailed analysis of the site access and traffic flow is provided in the Traffic Impact Analysis located under Tab 2 of the Supporting Documents. (4) Offstreet parking and offstreet loading areas; The offstreet parking facility will include basement and six (6) level parking garages with 1,696 parking spaces and twenty-five (25) on grade parking spaces. The garages are shown on Sheets SP-1.0, SP- 1.1, A-1.1.1, A-1.2.1 and A-1.3.1 provided under Tab 6 of the Supporting Documents. The Zoning Ordinance requires three (3) loading bays per building. There will be two (2) covered and one (1) open loading bays 10 ft. x 35 ft. per building and thirty-six (36) 10 feet x 20 feet loading berths on site. The clearance for all loading bays is 15 feet. Service areas are shown on drawing SP-1.1, A-1.1.1, A-1.2.2 and A-1.3,1, under Tab 6 of the Supporting Documents. (5) Recreational facilities locations; The parking roof, will serve as a recreation deck for the development and will include indoor facilities such as bathrooms and showers. 4 • • o Exterior facilities will include a pool with a roof deck with planters and shade structures. There will be building amenities located at the third level of each building on the north side fronting N.W. N. River Drive. These facilities are shown on the landscape drawings and drawings A- 1.1.1, A-1.2.1 and A-1.3.1 located under Tab 6 of the Supporting Documents. (6) Screens and buffers; Landscaped areas are indicated on the Plan, Sheet LP-1 to LP-5, located under Tab 6 of the Supporting Documents. (7) Refuse collections areas; Waste collection will be provided by a containerized compactor system located within the service area. The building will include a dry wash, refrigerated garbage rooms and can wash. These facilities are shown on the A-1.1.1, A-1.2.1 and A-1.3.1, located under Tab 6 of the Supporting Documents. (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 be devoted to: (f) (1) The various permitted uses: Residential Sq. Ft. = 1,110,091 s.f. (2) Ground coverage by structures: Building Footprint = 60,161 s.f. at podium roof pool deck level Building Footprint = 112,316.11 s.f. at garage podium perimeter Ground coverage by the structures is 13.25% at podium proof pool deck level, 24.75% at garage podium perimeter of the total gross lot area. Tabulation showing the following: (1) The derivation of numbers of offstreet parking and offstreet loading spaces shown in (d) above; The total number of offstreet parking spaces required is 1,711 spaces and the total number of spaces provided is 1,721 spaces. Derivation of the number of • • • 6 (g) offstreet parking is shown under the SD-1.1 and SD-1.2 Plan, within the Project Summary, located under Tab 6. (2) Total project density in dwelling units per acre. As per R-4 the maximum project density is 150 units per acre. The designated site is 7.91 net acres, which allows for the construction of 1,186.5 units. This project will provide only 1,073 units. If common facilities (such as recreation areas of structures, private 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 provided will be maintained by the Condominium Associations and Owner. (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 located under Tab 3 of the Supporting Documents. (I) Architectural definitions for buildings in the development; exact number of dwelling units, 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 within The Project Summary, included under Tab 6 of the Supporting Documents. Typical floor plans for residential units are shown on the Typical Residential Floor Plans. All drawings are located under Tab 6 of the Supporting Documents. (j) Plans for signs, if any. The project will obtain signage approval at a later date. (k) Landscaping plan, including types, sizes and locations of vegetation and decorative shrubbery, and showing provisions for irrigation and future maintenance. The landscape plans showing vegetation are found on the LP-1 to LP-7. All landscape plans are located under Tab 6 of the Supporting Documents. (I) Plans for recreation facilities, if any, including location and general description of buildings for such use. Each building will contain amenity spaces for social functions including, clubroom, pantry kitchen, exercise room, billiard room, public toilets with shower and sauna. The garage roof area will contain a pool, and recreation deck, shown on drawings A-1.1.1, A-1.2.2 and A-1.3.1. • • • (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 Sheets SD-1.1 and SD-1.2, provided 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. Elevations depicting the architectural character of the building are shown on sheets A-3.1.1 and A-3.1.2 for building I; A-3.2.1 and A-3.2.2 for building II; A- 3.3.1 and A-3.3.2 for building III. All elevations are located under Tab 6 of the Supporting Documents. A site section is shown on sheet SD-1.3 and individual building sections are shown on sheets A-1.1.2, A-1.2.1 and A-1.3.2. 2. Section 1702.2.1 General Report. (1) 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 Major Use Special Permit are provided in Article I. (2) The nature of the unified interest or control. The nature of unified interest or control is indicated in Article 1. (3) Survey of the proposed area showing property lines and ownership. A copy of the Surveys 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 on the Boundary 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. (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. (6) 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 City of Miami Ordinance No. 11000 indicates the existing and surrounding zoning. The zoning designations for the property is SD-4 Waterfront. The Comprehensive • • Plan Future Land Use designation for the property is Industrial. The zoning and the comprehensive plan designations are consistent with one another. The zoning and comprehensive plan designation are proposed to be changed to C-1 and Restricted Commercial which will be consistent with the proposed development. 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 it 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. Building elevations, sections and perspectives showing the proposed materials, vertical profile and height, and orientation to streets are included in the drawings submitted with this Application. The list of drawings submitted is found under Tab 6 of the Supporting Documents. b. Existing zoning and adopted comprehensive plan principles and designations. The project conforms with the C-1 zoning district designation for the property. The proposed comprehensive plan future land use designation conforms with the land use designation currently in effect for the property. 4. Section 1702.2.3 Developmental Impact Study. 8 (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 Analysis is included under Tab 2 of the Supporting Documents. (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. There will be 1,073 residential units within the development. The average unit sale price will be $ 280,000 . • • • 9 (d) A description of proposed energy conservation measures shall be provided, including only those measures that are proposed in addition to the minimum requirements in State Energy Code. Architecturally, the building envelope will be comprised of insulated walls and roof. Tinted glass will be used throughout the building. Electrically, all exterior and landscape lighting will be controlled by means of time docks and photocell switches. Energy saving lamps, ballasts and fixtures are being considered at cores and public spaces. (e). Historic Buildings There are no historic structures located on the property. (f). Environmental Zone The property is located within the Archeological Conservation Area.