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HomeMy WebLinkAboutSubmittal-PresentationObjections to the Villa Magna • Compatibility • Adverse Impact on the Neighborhood Why is The Villa Magna too big? _ eoy/bz5.- se/42,7,V; 3 , SUBMITTED INTO THE PUBLIC RECORD FOR 'TEMoz33 ON ic—o, Compatibility • The Villa Magna is not in scale with other Brickell residential buildings • It is TOO BIG Why is the Villa Magna too big? Adverse Impacts. Adverse impacts of the Villa Magna are: 1)to the environment 2)to living conditions in the neighborhood Because of INCOMPATIBLE SCALE Why is the Villa Magna too big? Submitted Into the public record in connection If/lb item v?. Priscilla A. C y Clerk Why is the Villa Magna Too Big? 1. Understated Floor Area 2. Overestimated FAR Calculations 3. Too many FAR Bonuses Why is the Villa Magna too big? Why is the Villa Magna Too Big? 1. Understated Floor Area Why is the Villa Magna too big? Submitted Into the public record in connection with item __-- L-33 on iD GU Priscilla A. Thompson lerk 1. Understated Floor Area • First ... some background • The prior proposal that was to go before you on June 215t, - in addition to being too big, - suffered from serious flaws in the calculation of floor areas - and the calculation of FAR Bonuses that favored a larger development. Why is the Villa Magna too big? Understated Floor Area • In summary, the June 21st proposal: • Undercounted FAR -subject area by 146,488 square feet* - 111,240 in the two towers (floors 15 - 59) - 2,687 s.f. on the pedestal floor (floor 14) - 32,736 s.f. in the 11 pedestal floors (floors 2 - 11) - 175 s.f. over -count on the ground floor * data sheet floor areas used as FAR basis were lower than the sum of values and scale measurements on the floor plates contained in the application. Why is the Villa Magna too big? Submitted Into the public record in connection with item P2 -33 on to) 4 ibq Priscilla A. Thompson City Clerk Over -Estimated Allowable FAR • The June 21St Proposal also over -calculated allowable FAR by 48,507 s.f. • Base FAR correct 1. Affordable Housing Trust Fund: correct 2. PUD Bonus correct 3. Brickell SD-5 Retail Bonus 10,875 s.f. 4. Underground Parking Bonus 37,632 s.f. Why is the Villa Magna too big? Understated Floor Area • Combined, the effect of over -calculated allowable FAR and under -reported floor area • Allowed a total 194,995 s.f. of floor area that was not allowable. • 16% of the 1,197,012 s.f. project was not allowable. Why is the Villa Magna too big? Submitted Into the public record in connection with item P2 -33 on 10,E fn'/ Priscilla A. Thompson 5 City Clerk Understated Floor Area • End of the history • How has it been fixed? Why is the Villa Magna too big? Understated Floor Area • Residential floor space was added up correctly per the floor plates. • Residential hallways and lobbies in all upper floors were included. (not included prior) • Parking bonus was withdrawn. • Retail bonus was recalculated. Why is the Villa Magna too big? Submitted Into the public record in connection with � f item' Pz-33 on lo)oil Priscilla A. Thompson City Clerk Understated Floor Area • And where does the excess floor area come out of the building? Why is the Villa Magna too big? How has it been Reduced? • Original proposal applied for 194,995 s.f. that are not permitted • This application removes 197, 725 s.f. - South Tower, 8 floors - North Tower, 7 floor Why is the Villa Magna too big? Submitted Into the public record in connection wi item pz. - 33 on 10)s4IDy Priscilla A. Thompson City Clerk 7 How has it been Reduced? • However, 35,444 s.f of FAR -subject area has also been added. • And... the 50,987 s.f.* SD-5 Underground Parking Bonus has been withdrawn. • June 210 application data sheet incorrectly showed this bonus as 80,743 s.f. Why is the Villa Magna too big? How has it been Reduced? • This amended application still needs to be about 86,000 s.f. smaller. • Where has it been removed? • Not where, but how? - Four ways... Why is the Villa Magna too big? Submitted Into the public record in connection wit, item 'Pz-33 on 1t.,� e1) Priscilla A. Thompson 8 City Clerk How has Floor Area been Reduced? I. Conversion of FAR Space • 1,450 s.f of retail space on the ground floor has been converted to non -FAR space: - 500 s.f. "admin. support" space - 950 s.f. mechanical room. Why is the Villa Magna too big? How has Floor Area been Reduced? II. Common Space Re -labeled • Lobbies and sections of hallway, once part of the residential floor area have been removed by re -labeling as access to accessory uses. • Neither Sec 605.5, nor Article 25 suggest that hallways and lobbies to accessory uses should be excluded from floor area, yet... Why is the Villa Magna too big? Submitted Into the public. record in connection wit' item 7z.31 on !o os1 Priscilla A. Thompson City Clerk How has Floor Area been Reduced? II. Common Space Re -labeled • On the 14th floor of the North Tower, the hallway west of the main elevators is not counted; however the west elevator and stairwell provide access to many residential units on other floors. Why is The Villa Magna too big? How has Floor Area been Reduced? II. Common Space Re -labeled • On the 14th floor of the South Tower, the lobby to the pool is not counted, suggesting that its function is recreational; however it is simply access to the pool. Why is the Villa Magna too big? Submitted Into the public record in connection with item P2-33 on /D- t ' / Prj-cilla A. Thompson City Clerk How has Floor Area been Reduced? III. Offices as Accessory Uses • There are 5 locations with office uncounted office space: - "administrative support" space 500 s.f. 1st fl. - office space in the South Tower 1,050 s.f. 14th fl. ffice space in the South Tower 400 S.F. 14th fl. Why is the Villa Magna too big? How has Floor Area been Reduced? III. Offices as Accessory Uses • and there are 2 new office spaces on the 5th and 8th floors of 4,620 s.f. each, and totaling to 9,240 s.f. Why is the Villa Magna too big? Submitted Into the public record in connection with item PL-33 on io -'-v -o#' Prisci!!a A. Thompson City clerk 11 How has Floor Area been Reduced? III. Offices as Accessory Uses • 11,190 s.f. of office space presented as accessory, and marked as non FAR space: - Ground floor "Admin. Support" 500 s.f. - 14th floor "Office" in south tower 1,050 s.f - 14th fi. "Office" to multi -purpose room 400 s.f. - 5th floor "Administrative Offices" 4,620 s.f. - 8th floor "Administraitve Offices" • Enough space for 30 to 50 office workers. 4,620 s.f. 11,190 s.f. Why is the Villa Magna too big? How has Floor Area been Reduced? III. Offices as Accessory Uses • Article 25 does not provide for the exclusion of "Administrative Offices" from residential floor area. • With regard to residential Floor are and office space, Article 25 provides only that "(d) staff space for therapy or examination in group care housing" is not countable as residential floor area. Why is the Villa Magna too big? Submitted into the public record in connection wit item -3 on! Priscilla A. Thompson 12 City Clerk How has Floor Area been Reduced? III. Offices as Accessory Uses • Then the exclusion from FAR space is therefore because the use is considered accessory. • Sec 605.5 states that such a use must be "customarily accessory and clearly incidental to permitted principal uses"... • There is nothing that shows that 11,190 s.f of office space is clearly. incidental. Why is the Villa Magna too big? How has Floor Area been Reduced? IV. Residential Air Handlers • Throughout 1,118 residential units, 20 square feet for each unit's air conditioning equip- ment has been removed from FAR. calculations. (yellow boxes) Why is the Villa Magna too big? Submitted Into the public record in connection wi h item .T2 33 on r6 Priscilla A. Thompson Clerk 13 How has Floor Area been Reduced? IV. Residential Air Handlers • Shown in yellow, these spaces add up to 22,360 square feet • equivalent to 2 stories of the North Tower's FAR space. (22,726 s.f.) South Tower Why is the Villa Magna too big? How has Floor Area been Reduced? IV. Residential Air Handlers • Non FAR mechanical space within residential units, and not accessible by common space has not been utilized on prior permits. Why is the Villa Magna too big? Submitted Into the public record in connection with item pa 3 on /it Priscilla A. Thompsonilerk 14 How has Floor Area been Reduced? IV. Residential Air Handlers • This decision may be legislative, since mechanical space within areas not accessible by common space is not specifically referenced in the zoning ord. Article 25, floor area, residential, paragraph (f) ■■ ■ �a� ■ ■■ m .al .EB _; Why is the Villa Magna too big? How has Floor Area been Reduced? IV. Residential Air Handlers • Article 25 excludes from residential FAR calculations, "mechanical rooms" • The South Florida Building Code requires a mechanical room to be fully enclosed with a door of at least 30" in width. Why is the Villa Magna too big? Submitted Into the public record in connection wi" item P Z- 33 A Priscilla Thompson City Clerk 15 How has Floor Area been Reduced? IV. Residential Air Handlers • Both the City's zoning ordinance and the SFBC require that walls for these spaces be articulated, and that the space can have no other use, such as personal storage. • All other mechanical spaces, elevator shafts, and stairwells are articulated in the plans by black -lined walls. • The 1,118 A/C spaces are not. Why is the Villa Magna too big? Why is the Villa Magna Too Big? 1. Understated Floor Area 2. Overestimated FAR Calculations 3. Too many FAR Bonuses Why is the Villa Magna too big? item Piz -33 on /to Priscilla A. Thompson City Clerk Submitted Into the public record in connection w'th o+/ 16 Over -Estimated Allowable FAR: Retail Bonus • The Retail Bonus is overstated • The Project Data Sheet shows a total retail bonus of 98,850 s.f. based on the bonus in Sec. 605.7.2 (1). Why is the Villa Magna too big? Over -Estimated Allowable FAR: Retail Bonus • The bonus is based on 3 ground level retail spaces: (shown in blue) Retail 16,400 s.f. Retail 2,100 s.f. Restaurant 14,450 s.f. 32,950s.f. x3 Bonus = 98,859s.f. Why is the Villa Magna too big? Submitted Into the public record in connection W a y item P...?._- °n io Priscilla A. Thompson Clerk Over -Estimated Allowable FAR: Retail Bonus • The inclusion of the restaurant space over- states the SD-5 Retail Bonus by 43,350 s.f. • Total allowable floor area should be 1,040,565 s.f. • Not 1,083,915 s.f. per the project data sheet. Why Is the Villa Magna too big? Submitted Into the public' record in connection th item Pz -32 on to - sV Priscilla A. Thompson City Clerk Why is the Villa Magna Too Big? 1. Understated Floor Area 2. Overestimated FAR Calculations 3. Too many FAR Bonuses Why is the Villa Magna Too big? Effect of the Bonuses • Impermissible floor area removed - new roof line shown by red line • From 59 floors to: • 52 floors North Tower, and • 51 floors South Tower. Why is the Villa Magna too big? Submitted Into the public record in connoelcti o pi item 2- 3 Pris A. Thompson City Clerk Effect of the Bonuses • Underground Parking Bonus: • Withdrawn • 53,987 sq. ff. • Approx. 2 floors of both towers • 50 floors North Tower, 49 floors South Tower. Why is the Villa Magna too big? Effect of the Bonuses • Ground Floor Retail Bonus: • 98,850 sq. ff. • 3 '/z floors of the towers • 46 floors North Tower, 46 floors South Tower. Why is the Villa Magna too big? Submitted Into the public record in connection Jio n w item 33-- h Priscilla A. Thompson City Clerk 20 Effect of the Bonuses • PUD (Planned Unit Development) Bonus: • 137,263 sq. ff. • 5 floors of the towers • 41 floors North Tower, 41 floors South Tower. Why is the Villa Magna too big? Effect of the Bonuses • Affordable kousing Trust Bonus: • 161,485 sq. ft. • 6 floors of the towers • 35 floors North Tower, 35 floors South Tower. Why is the Villa Magna too big? Submitted Into the public record in connection ith item P2-3.on /o Priscilla A. Thompson City Clerk Do Not Approve the Villa Magna MUSP • Because of over -calculated bonuses, and under -calculated floor area. • The cumulative effect of the bonuses produces a project out of scale with its surroundings. • Only 63% of the floor area is from the Base FAR allowance of 4.25. Why is the Villa Magna too big? Why is the Villa Magna Too big? Submitted Into the public record in connection witki item _p_2:33 on is )a+ ,v Priscilla A. Thompson City Clerk Submitted Into the public record in connection 'th item 2 L33 on 1a 1.,) py Priscilla A. Thompson City Clerk 23