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HomeMy WebLinkAboutArticle II - Project Description• • FLAGSTONE ISLAND GARDENS Major Use Special Permit A. Zoning Ordinance 1. Application Forms/Supplementary Materials a. Statements of ownership and control of the proposed development or 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. Flagstone Island Gardens is an intricate mixed -use retail, hotel and leisure development built around one of the largest state of the art mega -yacht harbors in the world. It will include compelling public spaces and gardens, business and boutique hotels with dining and leisure facilities designed to enhance the experience of each visitor. The rich diversity of uses will bring a remarkable mix of commerce, activity and vitality both day and night. It will become one of the richest destinations that the City of Miami has to offer. Upon its completion, no other mega -yacht facility in the world will be able to boast such comprehensive and well integrated design, amenities, services and public spaces. Island Gardens will offer integrated resort and business hotels, retail, dining and leisure gardens while engaging the skyline of Miami and the setting of Biscayne Bay. Adjacent to state-of-the-art cultural facilities such as the new Performing Arts Center, Flagstone will develop a landmark destination as unique as the incredible site it inhabits, This will become an international gateway into Miami by sea, land and air, creating a new international benchmark of excellence and civic pride. The marina piers and the landside structures are designed together as a singular urban design statement reflective of an international landmark icon. The arms of the marina piers open wide to embrace the views of Downtown and Museum Park. Mega -yacht slips are staggered in an outward direction so that public views are not obstructed by the ships. The piers are double height to permit the necessary services and security these vessels require on the busy lower level, while designed to permit the public and guests to meander out into Biscayne Bay along the landscaped upper deck. The busy back -of -house on the landside's lower level is concealed from view and kept secure by means of a tiered water cascade that runs the length of the property, There are up to 50 slips in excess of 120 feet in length with the ability to dock the largest mega -yachts afloat and those currently under construction. Each slip will have state-of-the-art connections to utilities including electricity, water, sewerage, phone and cable, and can be fueled and provisioned for intercontinental voyages without leaving their slips. A separate pier will be provided for smaller more transient fishing, charter and water taxi vessels. Thorough environmental assessments and mitigation measures will be taken and habitats will be recreated both on -site and off. Island Gardens will create expansive public gardens, galleries, events and educational programs oriented to children, adults and families bringing Miami's residents and visitors back to the waterfront. Flagstone will provide over 6.5 acres of space on the site for the full and total enjoyment by the public. When arriving via MacArthur Causeway, a landscaped boulevard will wind around to the southwest corner of Watson Island ending at a traffic roundabout with a large fountain in its center. The 100' right of way of the waterfront promenade is designed to accommodate • • thousands of people for both passive gathering and active spectacles such as fireworks displays or the arrival of tall ships. Designed to accommodate a capacity of nearly 20,000 people, this highly landscaped Promenade will be part of an extended waterfront right-of- way which will extend along the full bayfront of the site and provide an array of shaded furniture, interactive and memorial fountains, and diverse civic art elements. A series of continental garden rooms and landscaped pathways will be designed into the retail arcades bringing the lavish, tropical flora from the waterfront gardens into the shopping area. The rooftop of the parking structure will boast not only commanding views of the skyline, but recreation space and leisure opportunities for everyone. A combination of pools, gardens, cabanas, spa facilities and dining components will provide entertainment from those partaking on the deck as well as those flying overhead. Island Gardens will introduce two new hotel flags, one a 4-star business hotel and the other a 5-star luxury hotel with a combined total of 500 rooms plus 105 fractional ownership units of varying sizes. Each hotel is pitched to a specific market segment and together will be one of the most integrated resort hotel developments in Florida. The sweeping curve of the Spinnaker Hotel will be one of two elegant silhouettes at Island Gardens and is designed to capture the metaphor of a yacht's canvas in full sail. The Lighthouse Hotel, the taller of the towers, will redefine the concept of luxury in Miami's hotel market with its interiors, finishes and amenities. Stacked above the hotel, the fractional units will also be of the highest quality and elegance and will provide those wishing to experience the splendor of Island Gardens on a more extensive basis. Island Gardens will provide approximately 221,000 square feet of net retail and dining space positioned to offer a critical mass and mix of tenants of varying price points. Island Gardens' development strategy plans to offer a blend of international and national tenants not currently represented in Miami. The design for the retail arcades and avenue will include storefront cabinet display windows, elevated and spacious walkways, sheltered escalators and view corridors out to Biscayne Bay. The residual spaces between the shops will be landscaped, as will the arcades, sidewalks and central median of the retail avenue. Provision for over 1,600 spaces will be provided in the highly landscaped multi -level parking structure. Visitors will easily navigate the entrance and exit both to the parking structure and into the development. Signage and lighting will be used to facilitate this process. On the top of the parking garage, there is a roof garden converting the entire top floor to gardens, swimming pools and amenities for the hotels and visitors. 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. A location and aerial map, indicating the surrounding streets and properties are included in Article 1. 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 Site Plan is located under Article III, Tab B. • • • 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 Article III, Tab A. 2. Exact location of all buildings and structures; The exact location of all existing structures located on the property is shown on the survey located under Article III, Tab A. 3. 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 development is provided in the Traffic Impact Analysis located in Appendix A. Essentially, vehicular access for all users will be from the Perimeter Road that runs parallel to and is accessed from MacArthur Causeway. Due to FEIv1IA regulations and the practical necessity of separating incompatible and secured back -of -house traffic from pedestrian and other vehicular areas, the main entry level of the property is raised from existing grade averaging +7.5 NGVD to approximately +21 NGVD. Additionally the proposed Tunnel Road is planned to have a flood wall at +18 NGVD, and beyond it's portal a landscaped berm of approximately + 21 NGVD. In order that the project not be concealed behind this Tunnel Road barrier, the Perimeter Road will be gradually sloped (less than 4%) from its existing elevation at the entrance to the Children's Museum to its highest point at approximately +21 NGVD. Approaching from the south along Perimeter Road, the first entrance will be the main entrance to the mixed -use project. This location (approximately +14 NGVD) will be provided with a traffic round -about with a landscaped water feature at its center. This main entrance will be a landscaped dual roadway that leads up to the Main Entry Plaza that accesses the 5-Star South Hotel, the Fractionals and the Marina. Provisions have also been included to provide a secondary entrance to a future Aviation Center and/or FTAA site. This roadway will also lead up to one of the two vehicular access points that leads to the internal Retail Circulation Street as shown on drawings. Additionally, a controlled loop access way and emergency fire lane will be provided from the roadway and plaza across the Promenade and continuing around the site. Also, leading from this Main Entry round -about will be a ingress roadway that will lead from +14 NGVD back down to +9 NGVD that will lead to the basement of the mixed - use development. It will also serve as a group arrival, service access, potential additional ingress point for the Children's Museum and the future Aviation/FTAA site, as well as a secured entrance to security facilities, secondary back -of -house and short term marina loading access. Continuing down the Perimeter Road, the Garage Entry will be accessed directly from a turning lane at approximately + 18.5 NGVD. Internal parking access roads will both slope up to upper floors and as well as down to the basement parking levels. • • • Following the Garage Entry, will be another round -about with landscaped and a fountain at its center that will provide access at +21 NGVD to/from the other end of the internal Retail Circulation Street. The 4-star North Hotel will be accessed directly from a turning lane from the Perimeter Road at +21 NGVD. It will have its own entry plaza located beyond the public right-of- way. This plaza also will provide the access to the continuation of the controlled loop access way and emergency fire lane that accesses the Promenade and continues around the site. Finally, the Service Entry Road to the project loading docks and Fishing Pier will be accessed at approximately + 12 NGVD from a turning lane from the Perimeter Road beneath the MacArthur Causeway Bridge. The access and entry will be shared with a proposed bus parking lot beneath the bridge that is being provided by the Miami Parking Authority for the Children's Museum and Parrot Jungle. 4. Off-street parking and off-street loading areas; Off street parking will be provided in a 7 story parking garage located adjacent to and accessed from the Perimeter Road, between the road and the development. The parking garage will provide a total of 1,610 parking spaces, 30 in excess of current code requirements. The garage provides direct access to the Retail as well as the Hotels and Fractional Units. There will be two parking levels for each Retail Level of 23 feet, such that half the parking is directly at grade with pedestrian entrances. Loading/delivery areas are provided at the basement level at Elevation +9 NGVD. It will contain 9 loading bays, sizes and clearance in compliance with the City of Miami Code, as well as refuse, and employee entrance. It is located beneath the Promenade and is not visible from exterior public areas. It is accessed by through the bus parking lot being provided to the Children's Museum and Parrot Jungle by the Miami Parking Authority. Recreational facilities locations; The development has a landscaped Promenade of approximately 1,000 feet long, and up to 100 feet deep along the waterfront with spectacular views of Downtown Miami. Public art, fountains, reflecting pools, a performance stage, shaded seating and play areas provide passive recreation to the public. The project's primary feature is a Mega -Yacht Harbor, which will contain facilities for water recreation for the world's largest mega -yachts. It will also provide a two level landscaped pier that is designed to be accessible for public access and walking. The various outdoor landscaped "rooms" between the project's retail pods as well as the project's sheltered escalators and upper retail circulation levels provide a wide variety of views of the project and the city. The restaurant levels have extensive outdoor seating areas. The fourth floors of both hotels have sheltered but open air leisure areas. The roofs of the meeting spaces as well as the garage have extensive gardens, fountains and landscaping that are accessible for public enjoyment. 6. All screens and buffers; The Perimeter Road and all entry roads will be lined with palms and landscaped under - story. The common retail areas will use a combination of palms, potted landscaping and hanging foliage. The Promenade, which faces due west will use a combination of tall palms for scale and lower canopy trees for shade and to filter light with a variety of framed views that result in a series of discoveries designed to encourage pedestrian exploration and movement. Roofs will also be landscaped with gardens and pathways that provide an attractive view from those higher up. 7. Refuse collections areas; Waste collection will be provided by containerized compactor recycling system located within the service and loading dock areas in the basement, beneath the Promenade, and concealed from view from public areas. All waste from the Hotel Towers, retail areas and marina will be collected from their relative basement areas and from the site trash receptacles all centralized within this basement area. 8. Access to utilities and points of utility hookups; All utilities will access the property at the basement service and loading dock area. Due to PEMA surge regulations, several utilities will actually be located on upper floors, above storm surge levels, within the back -of -house areas of the Hotel Towers. Utilities will be metered and distributed to each of the project tenants as pass-throughs, including hotel, fractional, marina slips, retail spaces, etc. Utilities will include electricity, water, sewerage, gas, as well as low -voltage systems such as communications, phone, cable, etc. The existing utilities will be relocated to the perimeter of the property adjacent to and within the Perimeter Road, down the South Ingress Road and will reconnect to existing utilities at the junction between the property, the Children's Museum and the proposed Aviation/FIAA sites. Location and capacities of existing utilities are discussed in the Site Utility Study, located under Article III, Tab D. e. Tabulations of total gross acreage in the project and the percentages thereof proposed to be devoted to: 1. The various permitted uses; The various permitted uses include hotel, retail, restaurant, marina uses and ancillary functions. 2. Ground coverage by structures; Ground coverage by structures is 40% of the total gross lot area. • • • • f. Tabulation showing the following: g• 1. The derivation of numbers of off-street parking and off-street loading spaces shown in (d) above; The total number of off-street parking spaces provided is 1,610 spaces. Derivation of the number of off-street parking is shown under Project Criteria, located under Article III, Tab G. 2. Total project density in dwelling units per acre; Since residential is not an allowed use, project density in dwelling units per acre is not applicable. If common facilities (such as recreation areas of structures, private streets, common open spaces, 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 within the property provided will be maintained by the Developer, funded by operational revenues and retail CAM charges, and will include the internal roadways, landscaping, gardens, fountains, walkways and public art. Specifically the swimming pools on the Recreation Deck will be maintained by the respective hotel operator or fractional association. In addition, the landscaping, signage and fountains along the portions of Perimeter Road and Ingress Road will be maintained at the expense of the project, consistent with public access credits if provided by the state waiver of deed restrictions. h. Storm drainage and sanitary sewerage plans: Storm drainage, water distribution and waste water provisions are discussed in the Site Utility Study under Article III, Tab D. Provisions for solid waste are discussed under Section A(d)7, above. i. Architectural definitions for buildings in the development; exact number of dwelling units, sizes and types, together with typical floor plans of each type: J- Detailed information and breakdown of square footage of all uses are found under Project Criteria included under Article III, Tab G. Typical floor plans for hotel, retail, service, and parking levels as well as all elevations and sections, are also included under Article III, Tab G. Sheets included are: See Drawing Index, Article III, Tab G. Plans for signs, if any: The project will include "signature" signs for the hotels, fractionals, retail and marina areas. A package of uniform design guidelines will be submitted to ensure that signs have adequate uniform character while maintaining individual aesthetic expression. • • • k. Landscaping plan, including types, sizes and locations of vegetation and decorative shrubbery, and showing provisions for irrigation and future maintenance: The landscape plans are found under Article III, Tab G. 1. Plans for recreation facilities, if any, including location and general description of building for such use: The plans for recreation facilities are included in the Architectural and Landscape plans under Article III, Tab G. The project's recreational facilities are discussed in Section A(d)5 above. In addition to the above, the project contains a 40,000 SF Spa below the Roof Recreation Deck, separate fitness facilities at the 4th Floor deck for each of the two hotel towers and passive play areas where possible. m. Such additional data, maps, plans or statements as may be required for the particular use or activity involved: All pertinent and required drawings are submitted with this Application and are located under Article III, Tab G. n. Such additional data as the Applicant may believe is pertinent to the proper consideration of the site and development plan: Elevations and sections depicting the architectural character of the buildings and site are located under Article III, Tab G. A rendering showing the entire project is also included in Article I. 2. General Report a. 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 the Major Special Use Permit is provided in Article I. b. The Nature of the unified interest or control: The nature of the unified interest or control is indicated in Article I. c. Survey of the proposed area showing property lines and ownership: A copy of the Boundary Survey is included under Article III, Tab A. d. Map of existing features, including streets, alleys, easements, utilities' lines, existing land use, general topography and physical features: The existing features and utility lines are shown on the Boundary Survey of the property located under Article III, Tab A. The site features and the utilities are also described in the Site Utility Study located under Article I:II, Tab D. • • • e. 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 Article III, Tab G. f. 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 11000, is PR and C-1. Page 22 of the Zoning Atlas is located in Article I and indicates the existing and surrounding zoning. The comprehensive plan future land use designation for the property is PR and C-1 and is shown on the Land Use Map located in Article I. The comprehensive plan designation and zoning are consistent with each other. At the time of this application, the north edge of the property is zoned PR which permits all uses other than hotel. In order to open the site up to broader views and public space, the design requires the hotel towers to be located at the extreme north and south ends of the property. Therefore, an application to change the zoning of this parcel (an even swap of area relocating all the PR along the waterfront has been submitted) has passed lst reading of the City Commission and has been submitted to DCA for Comprehensive Plan Amendment. 3. 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 II 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 and sections showing the proposed materials, vertical profile and height, and orientation to streets is included in the Drawings submitted with this Application. The list of Drawings submitted is found under Article III, Tab G. b. Existing zoning and adopted comprehensive plan principles and designations: The comprehensive plan principle and designation conform to the land use designation in effect for this property. 4. Developmental Impact Study a. A traffic analysis shall be submitted for an area within approximately 1-mile of the site, or an area including the major intersections to be impacted by the site, whichever is larger: The Traffic Analysis is included under Appendix A. • • 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 Article III, Tab E. c. A housing impact assessment: 1. 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. The project will incorporate energy savings features such as insulation in the envelope, tinted glass and timed outside lighting all in compliance with the Florida Energy Code. The project will incorporate energy saving features such as insulation in the envelope, tinted glass and timed lighting all in compliance with the Florida Energy Code_ 2. Historic Buildings; There are no historic structures located on the property. 3. Environmental Impacts; The Project is not located within an Environmental Preservation District.