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Avant Towers
Major Use Special Permit
234, 264, 272 NE 34th Street
PROJECT DESCRIPTION
Zoning Ordinance 11000
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 Tab B.
(b) Statement describing in detail the character and intended
use of the development or activity.
Avant is a mixed -use project designed by D.B. Lewis
Architecture + Design, located on an approximately one -
acre lot located on the wet side of Biscayne Boulevard at this
intersection with NE 34th Street. The property is at a gateway
into the FEC Corridor and the Buena Vista Yards that is to be
redeveloped as Miami's new mid -town. The redevelopment
of this vacant parcel will be instrumental in bridging the gap
between the Boulevard and redevelopment within the Buena
Vista Yards. The twin residential towers and residential
amenities are designed to sit atop a five -story podium, which
is lined with ground -floor commercial bays along both
Biscayne Boulevard and NE 34th Street. By bring both new
residential development and new attractive commercial
space to the west side of the Boulevard, Avant is consistent
with the redevelopment principles of the FEC corridor
Strategic Redevelopment Plan.
Avant's residential units include large, attractive upscale lofts
as well as two and three bedroom condominiums ranging in
size from 725 to 1,350 square feet. The entrance to the tower
features a sky -lit walk lined with Royal Palm trees and fountain
jets. The elliptical shape of the entrance is composed of silver
and light gray aluminum panels feeding into the main twelve -
story tower with penthouse lofts. Units in the main tower will
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feature glass balcony rails with light green tinted glazing and
translucent and transparent treatments. The balconies on the
two uppermost floors will feature suspended Florida rooms
overlooking Biscayne Bay. The principal architectural feature
of the main tower is the canopy wing of structural steel and
perforated metal diaphragm located on the rooftop. This
structure also serves to hide mechanical equipment and
frames the rooftop stargazer terrace.
The smaller seven -story tower features a curved facade wall
that provides urban scale and a transition between the main
tower and the pedestrian street scale along NE 34th Street.
The smaller tower will consist of six two-story loft units with
entry through a terrace level fitness center.
Avant complies with all zoning district requirements under the
C-1 and SD-20 Zoning Districts. In fact, the proposed main
tower is set back five feet more than is required by the zoning
ordinance in order to provide light and ensure compatibility
with the adjacent uses and structures. In addition, the project
provides all required parking on site. Nevertheless, residents
will also benefit from the fact that the FEC Corridor Strategic
Redevelopment Plan provides that a transit station should be
developed on Biscayne Boulevard near 34th Street.
Avant will also bring additional residents within walking
distance to the new big box retail uses coming to the Buena
Vista Yards. As an architectural statement, Avant is also
consistent with the SD-20 Edgewater Overlay District, which is
intended to preserve the urban character of the area and to
enhance the role of Biscayne Boulevard as a major gateway
into the City.
(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.
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(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.
The project developer is New Capital Resources Investments
Group, Inc.;
The architects are D.B. Lewis Architecture + Design & Curtis &
Rogers Design Studio, Inc.;
The project's engineers are Jackson M. Ahlstedt, P.E. & Eric Liff,
Lambert Advisory, LLC.;
The general information requested is shown under Tab K.
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 Q.
(2) Exact location of all buildings and structures.
(3)
The exact location of all existing buildings is shown on
the Boundary Survey under Tab Q.
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 N.
(4) Off street parking and off street loading areas.
The off street parking and off street loading areas are
shown on the site plans located under Tab R.
(5) Recreational facilities locations.
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The facilities are for the use of the residents and are
shown under Tab R.
(6) Screens and buffers.
N/A.
(7) Refuse collection areas.
These facilities are shown under Tab R.
(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 O.
(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 M-1 of the site
plan included under Tab R.
(2) Ground coverage by structures.
Complete tabulation is shown on page M-1 of the site
plan included under Tab R.
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 M-1 of the site
plan included under Tab R.
(2) Total project density in dwelling units per acre.
The project's total density is approximately 134 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
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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.
(h) Storm drainage and sanitary sewerage plans.
Storm drainage, water distribution, wastewater, and solid
waste generation provisions are discussed in the Site Utility
Study located under Tab O.
(I) 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 R.
(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.
(t)
The proposed landscaping plans are found under Tab R.
Plans for recreation facilities, if any, including location and
general description of building for such use.
The recreation facilities are shown under Tab R.
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 R.
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(n) Such additional data as the Applicant may believe is
pertinent to the proper consideration of the site and
development plan.
Avant complies with the applicable design review criteria
identified in Section 1305.2 of the Zoning Ordinance
concerning site, urban planning, architecture, pedestrian
oriented development, streetscape open space, parking and
screening. Sections and elevations depicting the
architectural character of the tower, retail area, as well as
floor plans showing the individual units are located under Tab
R. Avant will also bring additional residents within walking
distance to the new big box retail uses coming to the Buena
Vista Yards. As an architectural statement, Avant is also
consistent with the SD-20 Edgewater Overlay District, which is
intended to preserve the urban character of the area and to
enhance the role of Biscayne Boulevard as a major gateway
into the City.
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 Tab B.
(2) The nature of the unified interest or control.
(3)
The nature of unified interest or control is indicated in Tab B.
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 Q.
(4) Map of existing features, including streets, alleys, easements,
utilities' lines, existing land use, general topography and
physical features.
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(5)
The existing site features and utility lines are shown in the
survey of the property located under Tab Q. The site features
and the utilities are also described in the Site Utility Study,
located under Tab Q.
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 R.
(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 Zoned Restricted Commercial with an SD-20 Edgewater
Overlay District pursuant to City of Miami Ordinance Number
11000. The zoning atlas map for the area in which the
property is located is found in Tab F, and indicates the existing
and surrounding zoning.
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).
Tab L 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 R.
(b) Existing zoning and adopted comprehensive plan principles
and designations.
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The property is currently designated Restricted Commercial
and Zoned Restricted Commercial with an SD-20 Edgewater
Overlay District pursuant to City of Miami Ordinance Number
11000. The zoning atlas map for the area in which the
property is located is found in Tab F, and indicates the existing
and surrounding zoning.
4. Section 1702.2.3 Developmental Impact Study
(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 esfimates are included under Tab N. 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 P.
(c) A housing impact assessment.
Although recently there has been a great amount of new infill
development in the City of Miami, the west side of Biscayne
Boulevard, south of 36th Street has only recently begun to
experience redevelopment activity. This are provides a
transition from the Edgewater neighborhoods, to the Buena
Vista Yards and FEC Corridor. The strong demand to new
housing in the inner City and its surrounding areas has
created a shortage of housing in the City of Miami. Avant will
provide additional quality residential condominiums to the
City that will have a strong appeal for young families and
professionals working in and around Downtown, the Design
district, and Biscayne Boulevard.
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