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HomeMy WebLinkAboutArticle II - Project DescriptionDISTRICT LOFTS MAJOR USE SPECIAL PERMIT 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 mixed use development is located on the southeast corner of the NE 28" Street and Biscayne Boulevard intersection in Miami, Florida (the "Property"). The Property is legally described as Lots 38 through 42 of Bankers Park, according to the Plat thereof, as recorded in Plat Book 2, Page 53, of the Public Records of Miami -Dade County, Florida. Lots 38 through 41 are designated General Commercial (the "Com mercial Lots") in the City of Miami Future Land Use Map of the City of Miami Comprehensive Neighborhood Plan (the "Plan"). Lot 42 is designated High Density Multi - Family Residential in the Plan (the "Residential Lot"). The Commercial Lots are zoned C-1 in the City of Miami Zoning Atlas and the City's Zoning Ordinance No. 11000 (the "Ordinance"). The Residential Lot is zoned R-4. All lots have an SD-20 Edgewater Overlay District designation. The proposed mixed use development consists of 89 residential units, 5,658 square feet of office space, 2,939 square feet of retail space and 150 parking spaces all contained within one structure (the "Development"). The Property contains a net area of approximately 28,218 square feet (.647 acres) and a gross area of 42,065 square feet (.966 acres). The Applicant is requesting the use of the Affordable Housing Trust Fund bonuses to allow a 25% increase in floor area pursuant to Section 914 of the Ordinance. Approval of this request requires a Major Use Special Permit (the "MUSP"); se e Section 1701(8) of the Ordinance. The Development incorporates innovative urban design features including the inclusion of retail uses at ground level all along Biscayne Boulevard wrapping around to NE 28' Street; and no curb cuts on Biscayne Boulevard, thus creating a pedestrian friendly environment. All loading bays are internal to the building and are accessed through the existing public alley on the south side of the • Property; all garage elevations are either lined with habitable space or concealed by architectural articulation compatible with the rest of the building. The Development is also buffered from the R-4 residential district to the east of the Property by providing set backs and landscaping in excess of the Ordinance's requirements. The residential tower is shifted towards Biscayne Boulevard away from the residential district. The main roof of the building is at a height of 120 feet which is comparable to the height of the residential district to the east. The Plaza level contains such amenities as a swimming pool, pool deck, health club, and recreation room all heavily landscaped. The Development is less intense than other recently approved developments in the area. Once completed this Development will be a significant asset to this area in the City of Miami. The drawings showing the location of the Development described above is included under Tab 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 of 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 I, Article III. ii. Exact location of all buildings and structures. 2 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. Entrance to the building occurs on NE 28th Street. There is only one curb cut on NE 28th Street which provides for both entrance to the parking levels and a drop off to the building. Loading/unloading functions occur at the rear of the building through the existing public alley. Biscayne Boulevard is pedestrian friendly with no curb cuts. iv. Off-street parking and offstreet loading areas. The Development is proposing 150 parking spaces where the Ordinance requires 134. This is approximately 12% more parking than is required by the Ordinance (includes tandem parking). 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. All access for the loading bays occurs at the rear of the building through the existing public alley. v. Recreation facilities locations. The recreation facilities occur on the Plaza Ievel (6th level) and include an outdoor swimming pool, landscaped pool deck, health club, and recreation rooms. 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 Biscayne Boulevard. All other mechanical equipment will be located within the internal spaces of the building. vii. Refuse collection areas. • 3 • 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 Ill. e. Tabulations of total gross acreage in the project and the percentages thereof proposed to be devoted to: i. The various permitted uses. Net acreage: 28,218 sq. ft. (.647 acres) Gross acreage: 42,065 sq. ft. (.966 acres) Floor area (1.72)(42,056) = 72,351 sq ft SD-20 bonus (.28)(42,065) = 11,777 sq ft* Affordable Housing Bonus (.43)(42,065) = 18,087 Total floor area allowed: 102,216 sq. ft. Total floor area per plans: 102,207 sq. ft. (99%) Residential floor area (per plans): 90,430 (88%) Non-residential floor area (per plans): 11,777 (12%) *can only be used for non-residential uses. ii. Ground coverage by structures. The SD-20 overlay district has set back requirements. The Development exceeds these set back requirements. 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 134. The total number of spaces provided is 150. This is approximately 12% more than required. The derivation of the number of offstreet parking spaces is included within the Project Data Summary in Article 1. ii. Total project density in dwelling units per acre. 4 The Development proposes 89 units or 137 units to the acre, well below the 150 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. 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. j. 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 all along Biscayne Boulevard. 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 Plaza level which will include a swimming pool, health club and recreation rooms. m. Such additional data, maps, plans, or statements as may be required for the particular use or activity involved. 5 • • • 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 Site & Urban Planning (1) Respond to the physical contextual environment taking into consideration urban form and natural features. The Development is located at 2751 Biscayne Boulevard, Miami, Florida in a very urban environment. As such, the Development incorporates many urban design features found as the inclusion of retail uses all along Biscayne Boulevard wrapping around to NE 28th Street; no curb cuts on Biscayne Boulevard, thus creating a pedestrian friendly environment; all loading bays are internal to the building and are accessed through the public alley on the south side of the Property; and all garage elevations are either lined with habitable space or concealed by architectural integration compatible with the rest of the building. (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. There are no driveways along Biscayne Boulevard. (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. IL Architecture and Landscape Architecture 6 • (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 along Biscayne Boulevard. (2) Respond to the neighborhood context. The height of the building is consistent with other existing and/or approved mixed used buildings in the area. In fact, the proposed development is less dense and intense than the recently approved project on NE 28th Street and Biscayne Boulevard; see Article III, Tab 6 for a context plan. (3) Create a transition in bulk and scale. The bulk and intensity of the buildings is comparable to other existing and/or proposed projects within walking distance of this project. The residential tower occupies the NW corner of the property, thus maximizing the space between this development and properties to the east and south. (4) Use architectural styles and details (such as roof lines and fenestration), colors and materials derivative from surrounding area. 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. Habitable liners are provided along Biscayne Boulevard and NE 29th Street. (5) 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 7 • buildings in the area. Habitable liners are provided along Biscayne Boulevard and NE 28" Street, III. Pedestrian Oriented Development (1) Promote pedestrian interaction. The ground level retail along Biscayne Boulevard which wraps around the corner and continues to the east along NE 28" Street maximizes the pedestrian interaction of this development. There are no driveways on Biscayne Boulevard (2) Design facades that respond primarily to the human scale. 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 Biscayne Boulevard and NE 28` Street; and iii) provides for balconies so unit occupants can enjoy the views offered by the development. (3) Provide active not blank facades. Where blank walls are unavoidable, they should receive design treatment. All facades are articulated; see Article III, Tab 6. 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 six (6) feet along the entire length of NE 28' Street to the City which will enhance the pedestrian experience in this pedestrian designated street and provide for better traffic circulation. (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. 8 • • 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 NE 28`' Street has been minimized to one and is designed to maximize pedestrian and vehicular safety. There are no driveways along Biscayne Boulevard. 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. (3) 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 on Biscayne Boulevard or NE 28th Street. (4) Use surface parking areas as distinct buffer. 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 are 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 9 • situated and screened from view to street and adjacent properties. Trash dumpsters, loading docks, mechanical equipment, and utility meters are internal to the site. (3) 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 permit 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. Lighting for street trees will be provided along Biscayne Boulevard to enhance the night pedestrian experience. The lighting will be designed to minimize glare along Biscayne Boulevard. (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 with at a later date as the situation arises. VIII. Preservation of Natural Features 10 • • • (1) Preserve existing vegetation and/or geological features whenever possible. The property does not contain any significant vegetation and/or natural features. The development is not located within an archaeological zone. IX. Modification of Non -Conformities The existing buildings on the Property will be demolished to make way for this Development. 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. 11 • 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 C- 1 Restricted Commercial for Lots 38 through 41 and R-4 High Density Multi - Family Residential for Lot 42. All lots have an SD-20 Edgewater Overlay District. 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 Restricted Commercial on Lots 38 through 41 and High Density Multi -Family Residential on Lots 42 and are 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 Restricted Commercial (Lots 38 through 41) and High Density Multi -Family Residential on Lot 42. The Restricted General Commercial designation permits the retail and office uses and also allows multi -family residential at a density not to exceed 150 units per are which is the same density as for the High Density Multi - Family Residential. The proposed Development is consistent with the Plan given that the proposed density is only 137 units per net acre. 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 in an area which is in the process of redevelopment with mixed use projects similar to the subject application. In fact, some of the more recently approved projects are more dense and intense than the 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 12 • Section) will not only enhance the Development but also will serve as catalyst for the redevelopment of the area. b. Existing zoning and adopted comprehensive plan principles and designations. The future land use element of the Plan designates the property Restricted Commercial (Lots 38 through 41) and High Density Multi -Family Residential on Lot 42. The Restricted General Commercial designation permits the retail and office uses and also allows multi -family residential at a density not to exceed 150 units per are which is the same density as for the High Density Multi - Family Residential. The proposed Development is consistent with the Plan given that the proposed density is only 129 units per net acre. 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. 6. Section 1702.2.3 Development Impact Study. a. Economy of City. The Economic Impact Study is included under Tab 5, Article IH. 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 publ is services. c. Environment. The Property is not located within either an Environmental Preservation District or an archaeological zone. d. Housing supply. The Development will result in an increase of 89 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 13 • • • (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 5 in Article III. In summary this development will generate 180 jobs during its construction stages and 52 permanent jobs. The financial impact is $27,300,000 during construction and $2,700,000 on an annual recurring basis. This development will also result in $576,497 on impact and other fees. Annually, the ad valorem taxes exclusively for the City of Miami are projected to be $188,492. (2) Whether the development will efficiently use public transportation facilities. The development is located on Biscayne Boulevard. There is public bus service along Biscayne Boulevard. (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 89 new residential opportunities. The location of the development is within a short distance of the Downtown employment center and the City's fashion distr ict. (4) Whether the development will use necessary public facilities. The development is an infill development with adequate water, sewer, telephone, and electricity available at the project's doorstep. (5) Whether the development will have a favorable impact on the environment and natural resources of the city. There are no natural and/or archaeological resources located within this property. (6) Whether the development will adversely affect living conditions in the neighborhood. The development will not adversely affect living conditions in this area. On the contrary, it will enhance living conditions by providing for additional residential, office, and commercial opportunities all in line 14 • • • with existing and recently approved projects of a similar nature in this area. (7) 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 six (6) feet all along NW 28th Street for the City to properly design the street and sidewalks on the development's north side. This dedication will enhance public safety. 15