HomeMy WebLinkAboutArticle II - Project DescriptionTHE POINTE AT BRICKELL VILLAGE
MAJOR USE SPECIAL PERMIT
1. Section 1304.2.1 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 at 1100 South Miami Avenue on the south
side of SW 11 Street, west of South Miami 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 SD-7, Central Brickell Rapid Transit Commercial -
Residential District, 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.
The proposed development consists of 330 residential units, approximately
13,659 square feet of retail, 41,553 square feet of office, 424 parking spaces
contained within one 42 stories building, collectively (the "Development").
Approval of this development requires a major use special permit ("MUSP"); see
Section 1701 of the Ordinance. The Applicant is also requesting the use of the
Affordable Housing Trust Fund bonus to allow increases in floor area.
The Property contains 35,115 square feet (.81 acres) of net lot area and 46,375
square feet (1.06 acres) of gross lot area.
The development incorporates innovative urban design features including the
provision of a pedestrian friendly atmosphere along South Miami Avenue, the
inclusion of retail spaces at ground floor level on South Miami Avenue, 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 various
architectural techniques along the north facade and habitable liners along South
Miami Avenue.
The Development also contains such amenities as a swimming pool, fitness center
and party room. The Development exceeds the Ordinance's landscape open space
requirements by more than 3,000 sq. ft. and will provide shade trees all along
South Miami Avenue. The landscape along the north side of the Property on SW
11 Street is designed to match the landscaping provided along the People Mover.
Once completed the Development will be a significant asset to the City of Miami
and will have a significant positive economic impact to the City as shown in the
Economic Analysis under Tab 5 of Article III.
The drawings showing the location of the Development described above is
included under Tabs 2 and 6 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 I.
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. The location of the proposed
building is shown on the plans located under Tabs 2 and 6, Article III.
iii. 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 approved
Development is provided in the Traffic Impact Analysis located under Tab
3, Article III.
Ingress and egress to the parking structures occurs on the side street (SW
11 Street) and is designed to minimize interference with pedestrian traffic.
The service area is located internally in the building and away from the
pedestrian traffic.
iv. Off-street parking and offstreet loading areas.
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The Development is proposing 424 parking spaces where the Ordinance
requires 396 spaces. The required 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 podium level and include an outdoor
swimming pool, fitness center, and party room.
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 South Miami Avenue. 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.
. Tabulations of total gross acreage in the project and the percentages thereof
proposed to be devoted to:
i. The various permitted uses.
Net acreage 35,115 sq. ft. (.81 acres)
Gross acreage 46,375 sq. ft. (1.06 acres)
Total floor area 417,395 sq. ft. (allowed)
Total floor area 379,837 sq. ft. (per plans) 91) %
Residential floor area 324,625 sq. ft. (per plans) 85%
Commercial floor area 55,212 sq. ft. (per plans) 15%
ii. Ground coverage by structures.
The building footprint is 28,950 sq. ft.
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 396. The total number of
spaces provided is 424. This is 7% more than required. The derivation of
the number of offstreet parking spaces is included within the Project Data
Summary in Article I.
ii. Total project density in dwelling units per acre.
The Development proposes 409 units to the net acre and 310 units to the
gross acre, well below the 500 units per acre permitted in the Plan and the
Ordinance.
g. 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 a homeowners 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.
J.
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 6.
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 along South Miami Avenue. Landscaping on the north side
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of the property has been designed to match the landscaping provided by the
People Mover which runs along the north side of the property. Landscaping and
streetscape drawings are shown on Tab 6, Article III.
1. 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, fitness center, and party room.
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 6, 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 6, Article III.
2. Section 1305.2 Design Review Criteria
I. Site & Urban Planning
(1)
Respond to the physical contextual environment taking into
consideration urban form and natural features.
The Development is located at 1100 South Miami Avenue in a
very urban environment. As such, the Development incorporates
many urban design features such ground level retail along South
Miami Avenue which wraps around the corner of the building to
the west along SW 11 Street. This feature creates a very active
pedestrian environment. The parking structure also incorporates
such urban features as office liners along South Miami Avenue and
architectural features along SW 11 Street. The property is vacant
and contains no natural features.
(2) Siting should minimize the impact of automobile parking and
driveways on the pedestrian environment and adjacent
properties.
All parking and loading occurs internal to the building. The
number of driveways has been minimized to provide the greatest
pedestrian experience and protect adjacent properties.
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(3)
Buildings on corner lots should be oriented to the corner and
public street fronts.
The building is designed to have its primary focus at the corner of
the building and along the streets.
II. Architecture and Landscape Architecture
(1)
A project shall be designed to comply with all applicable
landscape ordinances.
The development has been designed to exceed the City's
landscaping requirements and incorporates landscaping and street
features which are compatible with the existing landscaping and
street features along South Miami Avenue and along the People
Mover on the north side of the property. The Development will be
consistent with the City's Mary Brickell Village landscape plans
currently under design.
(2) Respond to the neighborhood context.
(3)
The height of the building is consistent with other existing and/or
approved mixed used buildings in the area.
Create a transition in bulk and scale.
The bulk and intensity of the buildings is comparable to other'
existing project and/or proposed projects within walking distance
of this project. The residential tower occupies the NE corner of the
property, thus maximizing the space between this development and
properties to the west and south.
(4) Use architectural styles and details (such as roof lines and
fenestration), colors and materials derivative from
surrounding area.
(5)
The architectural style as depicted under Tab 6 in Article III
incorporates innovative and unique features especially at the
recreation level and its facades. These architectural features far
exceed the design features provided by other projects in the area.
Articulate the building facade vertically and horizontally in
intervals that conform to the existing structures in the vicinity.
The building's facades horizontal and vertical articulations are
depicted in the drawings under Tab 6 in Article III. These
articulations distinguish the building and far exceed those of other
buildings in the area.
III. Pedestrian Oriented Development
(1)
Promote pedestrian interaction.
The ground level retail along South Miami Avenue which wraps
around the corner and continues to the west along SW 11 Street
maximizes the pedestrian interaction of this development. There
are no driveways on South Miami Avenue
(2) Design facades that respond primarily to the human scale.
(3)
Facades have been designed to respond primarily to human form in
that
i) it is pedestrian friendly at ground level;
ii) incorporates habitable liners along the parking
structure on South Miami Avenue; and
iii) provides for balconies so unit occupants can enjoy
the views offered by the development.
Provide active not blank facades. Where blank walls are
unavoidable, they should receive design treatment.
The north (SW 11 Street) and east facades (South Miami Avenue)
are totally articulated. The west and south facade at the podium
levels contemplate future developments on properties to the west
and south and accordingly have been designed with articulations
and not as blank walls. The building tower is fully articulated
along all facades.
IV. Streetscape and Open Space
(1) Provide usable open space that allows for convenient and
visible pedestrian access from the public sidewalk.
The development is dedicating an additional five (5) feet along the
entire length of South Miami Avenue to the City which will
enhance the pedestrian experience in this pedestrian designated
street.
(2) Landscaping including plant material, trellises, special
pavements, screen walls, planters and similar features should
be appropriately incorporated to enhance the project.
The landscape, materials, and features are depicted in Tab 6 in
Article III. See also comments under Section II, (1).
V. Vehicular Access and Parking
(1)
Design for pedestrian and vehicular safety to minimize conflict
points.
All parking and loading functions occur internally to the building.
The number of driveways along SW 11 Street has been minimized
and designs to maximize pedestrian and vehicular safety. There
are no driveways along South Miami Avenue. The location and
size of these driveways are shown in the site plan, Tab 2 in Article
III.
(2) Minimize the number and width of driveways and curb cuts.
See comments under Section V, (1) above.
Parking adjacent to a street front should be minimized and
where possible should be located behind the building.
There is no street parking contemplated either in South Miami
Avenue or SW 11 Street.
(4) Use surface parking areas as distinct buffer.
(3)
In line with the City's vision for this area there is no surface
parking. All parking is contained within an enclosed parking
structure.
VI. Screening
(1) Provide landscaping that screen undesirable elements, such as
surface parking lots, and that enhances space and architecture.
There is no surface parking lots. All parking is internal. The
landscaping is designed to provide a pedestrian friendly
atmosphere at ground level.
(2) Building sites should locate service elements like trash
dumpster; loading docks; and mechanical equipment away
from street front where possible. When elements such as
dumpsters, utility meters, mechanical units and service areas
cannot be located away from the street front they should be
(3)
situated andscreened from view to street and adjacent
properties.
Trash dumpsters, loading docks, mechanical equipment, and utility
meters are internal to the site.
Screen parking garage structures with program uses. Where
program uses are not feasible soften the garage structure with
trellises, landscaping, and/or other suitable design element.
Parking garage structures are screened either by habitable liners or
by architectural features.
VII. Signage & Lighting
(1) Design signage appropriate to the scale and character of the
project and immediate neighborhood.
Signage is not included in this major use special pet nit and will be
dealt with at a later date as the situation arises.
(2) Provide lighting as a design feature to the building facade on
and around landscape areas, special building or site features
and/or signage.
The development provides lighting features which highlights the
building's unique architectural features. These features are
oriented towards the building and are designed to minimize glare
and shadows to abutting properties.
(3) Orient outside lighting to minimize glare to adjacent
properties.
See comments in Section VII, (2) above.
(4) Provide visible signage identifying building addresses at the
entrance(s) as a functional and aesthetic consideration.
Signage is not included in this major use special permit and will be
dealt at a later date as the situation arises.
VIII. Preservation of Natural Features
- (1) Preserve existing vegetation and/or geological features
whenever possible.
The property is vacant and does not contain any significant
vegetation and/or natural features. The development is located
within an archaeological zone. The applicant has obtained a
certificate of appropriateness for ground disturbing activities in an
archaeological zone from the City's Historic and Environmental
Preservation Board (the "HEP Board"). The HEP Board approved
a management plan which includes monitoring by an archaeologist
during ground disturbing activities.
IX. Modification of Non -Conformities
The land is vacant and accordingly no non -conformances exist on
the property.
3. Section 1305.3.1 Manner of operation
(1)
Review for adequacy shall be given to the manner in which the
proposed use will operate given its specific location and
proximity to less intense uses. Particular consideration shall be
given to protecting the residential areas from excessive noise,
fumes, odors, commercial vehicle intrusion, traffic conflicts,
and the spillover effect of lights.
The manner of operation of this mixed use development will be in
accordance with similar mixed use projects surrounding this
development.
4. 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.
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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 6,
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 SD-
7 Central Brickell Rapid Transit Commercial -Residential District. Page 37 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 500 units per acre
(Brickell Area). 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.
5. Section 1702.2.2 Major Use Special Permit Concept Plan.
a. Relationship of concept plan to existing and proposed surrounding uses.
The Development is located within the Brickell area of the City. The
Development is very similar to other existing and recently approved mixed use
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 will distinguish it from other
similar projects in the area.
b. Existing zoning and adopted comprehensive plan principles and
designations.
The zoning on the Property is SD-7. Commercial and Residential uses are
permitted. The Development is consistent with the City's future land use map
designation. At this time, the applicant is requesting the approvals and penults
described in the Summary of Approvals located in Article I.
6. Section 1702.2.3 Development Impact Study.
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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
properties located in an archaeological zone. The City's Historic and
Environmental Preservation Board granted a certificate of appropriateness for
ground disturbing activities within an archaeological zone.
d. Housing supply.
The Development will result in an increase of 348 dwelling units which will
address the housing needs for those who work in the Brickell/Downtown area.
The housing impact of the Development will be favorable to the City.
7. Section 1703 Findings
(1) Whether the development will have a favorable impact on the
economy of the city.
The favorable economic impact to the economy is fully set forth under
Tab 4 in Article III. In summary this development will generate 236 jobs
during its construction stages and 20 permanent jobs. The financial
impact is $142,401,294 during construction and $7,623,709 on an annual
recurring basis. This development will also result in $1,667,715 on impact
and other fees. The advalorum taxes are projected to be $1,986,109.
(2) Whether the development will efficiently use public transportation
facilities.
The development is located one block away from a MetroMover and
People Mover station. There is also public bus service along the front of
the property on South Miami and one block away on Coral Way and SW 1
Avenue.
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(3)
Whether the development will favorably affect the need for people to
find adequate housing reasonably accessible to their places of
employment.
This development offers 330 residential opportunities. The location of the
development is within walking distances of the Brickell area employment
center and given its accessibility to public transportation the Downtown
employment center is also very accessible.
(4) Whether the development will use necessary public facilities.
(5)
The development is an infill development with adequate water, sewer,
telephone, and electricity available at the project's doorstep. A public
elementary school exists within two (2) blocks of this development.
Simpson Park is located within walking distance.
Whether the development will have a favorable impact on the
environment and natural resources of the city.
There are no natural resources located within this property. The HEP
Board has approved a certificate of appropriateness for the development
and archaeological monitoring will occur during the construction of the
development.
(6) Whether the development will adversely affect living conditions in the
neighborhood.
(7)
The development will not adversely affect living conditions in this area.
On the contrary, it will enhance living conditions by providing for
additional residential and commercial opportunities all in line with
existing and recently approved projects of a similar nature in this area.
Whether the development will adversely affect public safety.
The development is designed to enhance public safety. Careful attention
has been given to the number, size, and location of driveways to assure
pedestrian safety. In addition, the applicant is dedicating an additional
five (5) feet all along South Miami Avenue for the City to properly design
the street and sidewalks on the development's east side. This dedication
will enhance public safety.