HomeMy WebLinkAboutArticle II - Project DescriptionSILVERTON
MAJOR USE SPECIAL PERMIT
. 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 I.
b. Statement describing in detail the character and intended use of the
development.
The proposed development is located on the south side of NW 36 Street, west of
NW ri Avenue, in Miami, Florida (the "Property"). The Property is designated
"General Commercial" in the City of Miami Future Land Use Map of the City of
Miami Comprehensive Neighborhood Plan (the "Plan") and zoned C-2, General
Commercial, in the City of Miami Official Zoning Atlas, and the City's Zoning
Ordinance No. 11000 (the "Ordinance"). Both the Plan and Ordinance allow the
proposed development by special exception.
The proposed development consists of 112 residential units, approximately 9,456
square feet of ground level retail and 250 parking spaces all contained within one
10 story building, collectively (the "Development").
The Property contains 48,413 square feet (1.11 acres) of net lot area and 64,997
square feet (1.49 acres) of gross lot area.
The Applicant is requesting the Development be classified as a Planned
Development to allow a 20% increase in floor area ratio pursuant to Section
502(c) of the Ordinance. Approval of this request requires a major use special
permit ("MUSP"); see Section 1701(9) of the Ordinance.
The Property itself and the area surrounding the Property is rundown and in need
of rehabilitation as evidenced by drawing No. A0.02 under Article III, Tab 7.
The development incorporates innovative urban design features including the
provision of a continuous colonnade along NW 36 Street, the inclusion of retail
and lobby spaces at ground floor level on NW 36 Street, the minimal width and
number of vehicular curb cuts, and the containment of the required loading bays
internally within the parking garage. The garage elevation becomes integrated
into the frame work of the design through the continuation of the pattern of
window and balcony openings from the rest of the facade, see attached comments
from the City of Miami Planning and Zoning Department's Design Review
Committee.
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The Development is also buffered from the R-3 residential District to the rear of
the Property by providing a landscaped buffer in excess of the Ordinance's
requirement and by shifting the residential tower towards the front of the
Property, which is NW 36 Street away from the R-3 District.
The Development also contains such amenities as a swimming pool and a fitness
center. The Development exceeds the Ordinance's landscape open space
requirements by almost 30% and will provide shade trees all along NW 36 Street.
Once completed the Development will be a significant assets to the City of Miami
and will be a catalyst for the much needed re -development of this area.
The drawings showing the location of the Development described above is
included under Tabs 2 and 7 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 1.
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 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.
The Survey located under Tab 1, Article III depicts the location of the
existing improvements on the Property. Drawing A0.02 under Tab 7 of
Article III shows the derelict conditions of these improvements. The
location of the proposed building is shown on the plans located under Tabs
2 and 7, Article III.
iii. Access and traffic flow and how vehicular traffic will be separated
from pedestrian and other types of traffic.
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A detailed analysis of the site access and traffic flow for the approved
Development is provided in the Traffic Impact Analysis located under Tab
3, Article 111. The City's traffic consultant, Mr. Raj Shanmugan, P.E. has
reviewed the Traffic Impact Analysis and concluded that it adequately
addresses all of the City's concerns and found it to be sufficient, see letter
dated August 6, 2004, included under Tab 3, Article III.
Ingress and egress to the parking structures have been designed to
minimize interference with pedestrian traffic. The service area is located
internally in the building and away from the pedestrian traffic that will
take place at the front of the building on NW 36 Street.
iv. Offstreet parking and offstreet loading areas.
The Development is proposing 250 parking spaces where the Ordinance
requires 226. This is slightly over 10% of the requirement Loading and
delivery areas are provided as shown in the plans. The loading bays are
internal to the building and designed to screen the surrounding areas from
unsightly trucks and eliminate delivery -related traffic disruptions.
v. Recreation facilities locations.
The recreation facilities occur on the fourth floor and include an outdoor
swimming pool and fitness center.
vi. All screens and buffers.
Rooftop mechanical equipment on the building will be buffered from view
by distinctive architectural elements which will serve to identify the
Development and further serve to emphasize the landmark nature of this
building on NW 36 Street. All other mechanical equipment will be
located within the internal spaces of the building.
vii. Refuse collection areas.
Waste collection will be provided by the City of Miami or by a private
company and will be internal to the building. There will be no curbside
refuse collection.
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 located under Tab 4, Article III.
e. Tabulations of total gross acreage in the project and the percentages thereof
proposed to be devoted to:
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i. The various permitted uses.
Net acreage 48, 413 sq. ft. (1.11 acres)
Gross acreage 64,997 sq. ft. (1.49 acres)
Floor area (1.72 x 64,997) 111,795 sq. ft.
PAD bonus (20%) 22,359 sq. ft.
Total floor area 134,154 sq. ft. (allowed)
Total floor area 133,280 sq. ft. (per plans) 99%
Residential floor area 123,824 sq. ft. (per plans) 93%
Commercial floor area 9,456 sq. ft. (per plans) 7%
ii. Ground coverage by structures.
Allowed ground coverage is 38,998 square feet. The plans reflect 38, 959
square feet.
f. Tabulation showing:
i. The derivation of numbers of offstreet parking and offstreet loading
spaces shown in (d) above.
The total number of parking spaces required is 226. The total number of
spaces provided is 250. This is 10.6% more than required. The derivation
of the number of offstreet parking spaces is included within the Project
Data Summary in Article I.
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ii. Total project density in dwelling units per acre.
The Development proposes 112 or 101.8 units to the acre, well below the
150 units per acre permitted in the Plan and the Ordinance.
Statements as to how common facilities are to be provided and permanently
maintained.
All common facilities will be maintained initially by the Owner. Thereafter they
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.
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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 building are located under Article III, Tab 7.
Signage plans.
Signage for the building 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 streetscape will be consistent throughout and will include lavish landscaping,
extra -wide sidewalks with a colonnade along NW 36 Street. Landscaping and
streetscape drawings are shown on Tab 7, Article III.
I. Plans for recreation facilities, including location and general description of
buildings for such use.
The Development will provide a rooftop recreation deck at the podium level
which will include a swimming pool and fitness center.
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 7, 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 Development
are included under Tab 7, 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 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 I.
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 Tabs 2 and 7,
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 Ordinance is C-2
General Commercial. Page 21 of the Official Zoning Atlas Map is located in
Article I, and indicates the existing and surrounding zoning. The Plan's future
land use designation for the property is General Commercial and is shown on the
land use map located in Article I.
f. Analysis demonstrating consistency and concurrency with the adopted
comprehensive neighborhood plan.
The future land use element of the Plan designates the property General
Commercial. The General Commercial designation permits the retail uses and
also allows multi -family residential at a density not to exceed 150 units per acre
subject to a special exception. The Applicant is also requesting a special
exception as part of the MUSP, see Article I. The proposed Development is
consistent with the 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.
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3. Major Use Special Permit Concept Plan.
a. Relationship of concept plan to existing and proposed surrounding uses.
The Development is located in an area which is in dire need of re -development.
The Applicant intends that the Development will set a benchmark for future
projects in this area. The Development is within the permitted density and
intensity for the Property. Its many urban design features (see Introduction
Section) will not only enhance the Development but also will serve as catalyst for
the re -development of the area.
b. Existing zoning and adopted comprehensive plan principles and
designations.
The zoning on the Property is C-2. Commercial uses are permitted. Residential
use is permitted subject to a special exception, see Article I. The Development is
consistent with the City's future land use map designation. 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 is included under Tab 5, Article III. The
Development will have a favorable impact on the economy of the City during
construction and after completion.
b. Public Services
A Traffic Impact Analysis and Site Utility Study are included under Tabs 3 and 4
of Article III, respectively. The Development will have a neutral impact on the
City's public services.
c. Environment.
The Property is not located within an Environmental Preservation District. The
Development will have no impact on the environment.
d. Housing supply.
The Development will result in an increase of 112 dwelling units which will
address the deficiency in housing in the Wynwood/NW 36 Street area. The
housing impact of the Development will be favorable to the City.
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