HomeMy WebLinkAboutII Project DescriptionPARAMOUNT PARK
MAJOR USE SPECIAL PERMIT
PROJECT DESCRIPTION
ARTICLE II.
Project Description
A. Zoning Ordinance No. 11000
1. Section 1304.2.1 Application forms; supplementary
materials
2. Section 1702.2.1 General Report
3. Section 1702.2.2 Major Use Special Permit Concept Plan
4. Section 1702.2.3 Development Impact Study
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MAJOR USE SPECIAL PERMIT
1 Section 1304.1.1 Application forms; supplementary materials
(a) Statements of ownership and control of the proposed
development of activity.
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 or activity.
The property is located on the block bounded by Biscayne
Boulevard to the east, NE 7th Street to the south, NE 2nd Avenue
to the west and NE 8th Street to the north. The property is
currently zoned SD-6. The intent of the project is to contribute to
the pedestrian environment of Biscayne Boulevard by enhancing
the urban character of the neighborhood with the proposed
massing distribution and by providing residential, retail, restaurant,
fitness and recreational amenities to the future residents as well
as the neighborhood residents, tourists and commercial visitors.
Paramount Park (the "Project") at 700 Biscayne Boulevard will
comprise a high-rise Residential Tower with a total of 467
residential condominium units and 120 hotel -condominium units
lining the east, north and south sides of the Parking Garage. The
Parking Garage is located on 10 levels with a total of 818 parking
spaces. In addition to the residential and hotel units the project
will also comprise of a total of 12,947 square feet of street level
restaurant and commercial use along Biscayne Boulevard, NE 7th
Street, NE 2nd Avenue and NE 8th Street. The program is
distributed by level as follows:
• Levels 1 and 2: Two-story residential lobby, a separate two-
story hotel -condominium lobby facing Biscayne Boulevard,
building service rooms on two levels, FPL transformer vault,
access up to the Parking Garage and enclosed loading areas.
• Levels 3 to 12: 120 Hotel -condominium units line the parking
garage levels. (There is no Level 13 for marketing reasons.)
• Level 14: Residential amenities for the condominium
residents including a party room, lounge, cafe, fitness center,
recreational pool, lap pool, spa and landscaped deck.
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• Levels 15 to 17: Immediately above the Amenity Level, the
three volumes of the tower extend up with voids between
them. These levels have six units each level served by a total
of six semi -private passenger elevators and one service
elevator. (Two additional elevator cores run express through
these levels.)
• Levels 18 to 61: The typical residential floor plates will have
ten units each level served by at total of eight semi -private
passenger elevators and one service elevator.
• Levels 62 to 65: The three volumes extend above the typical
floors with the "connector" units and will consist of six units
each level served by six semi -private passenger elevators and
one service elevator.
• Levels 66 to 68: The center tower extends higher than the two
flanking towers and will consist of two penthouse residential
units each level served by one service elevator.
• The roof level will consist of building service areas.
The Project will be situated on the entire city block with frontage
along Biscayne Boulevard, NE 7th Street, NE 2nd Avenue and NE
8th Street. The location of the site across the street from Biscayne
Bay and the American Airlines Arena will provide maximum views
east to the bay and west to the city and sunset views. Its
downtown location across from the arena and between the
Performing Arts Center a few blocks to the north and Bayside to
the south provides open pedestrian access, which the Project
augments by providing a landscaped stepped terrace to a
restaurant, cafe and retail facing Biscayne Boulevard, NE 7th
Street, NE 2nd Avenue and NE 8th Street. The residential lobby
will be accessed from a formal entry drive off of NE 7th Street, as
well as a pedestrian access from Biscayne Boulevard. The
residential elevator lobbies can also be accessed from the parking
garage levels. The off-street loading area is accessed from N.E.
8th Street and is fully enclosed within the building envelope.
The Project provides for commercial frontage along Biscayne
Boulevard, NE 7th Street, NE 2nd Avenue and NE 8th Street that
complements the pedestrian activity of the neighboring Biscayne
Boulevard buildings.
Drawings showing the architectural character and location of the
intended uses are included under Tab 6 of the Supporting
Documents.
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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 is provided on AO.00.
(2) Area Context Map/Site Aerial: Map of the project area
indicating buildings that surround the site and their
functions is provided on AO.00.
Location Map: Map of the surrounding street system
indicating the project location is provided on A1.00.
(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:
(3)
The general information requested is shown on the Context Plans
(A0.00), Site Plan (A1.00) and Ground Floor Plan (A1.01)
provided under Tab 6 of the Supporting Documents. The site plan
includes the following:
(1) 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 A1.00 and the
Survey located under Tab 5 of the Supporting Documents.
Views of the existing site conditions and neighboring
streets are shown on A0.02 and A0.03 located under Tab
6 of the Supporting Documents.
(2) Exact location of all buildings and structures;
The exact location of the existing buildings located on the
property are shown on the Boundary Survey under Tab 5.
The location of the building to be constructed is shown on
the Location Plan Sheet A1.00 and the Ground Floor Plan
Sheet A1.01 located under Tab 6 of the Supporting
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(3)
Documents. The location of the building within the overall
neighborhood is shown on the Aerial Context Plan A0.00.
Access and traffic flow and how vehicular traffic will
be separated from pedestrian and other types of
traffic;
Vehicular access for the Project will be from N.E. 7th
Street to the entry drop-off, N.E. 2nd Avenue to the
Parking Garage ramp and N.E. 8th Street to the off-street
loading area. Commercial parking is on Level 3 (the first
parking garage level), while the upper levels are
residential parking. A detailed analysis of the site access
and traffic flow is provided in the Traffic Impact Analysis
located under Tab 2 of the Supporting Documents.
The Project will be accessed by pedestrians from
Biscayne Boulevard (commercial, hotel and residential),
N.E. 7th Street (residential and commercial) and N.E. 2nd
Avenue (commercial). Vehicular curb cuts have been
avoided along Biscayne Boulevard to provide maximum
unobstructed pedestrian activity along this major artery.
The landscaped stepped terrace along the Biscayne
Boulevard commercial frontage create a pedestrian
friendly urban environment.
(4) Off-street parking and off-street loading areas;
The parking structure will have 818 parking spaces which
will support the entire development. The off-street parking
facility is located within the parking garage levels, Levels
3 through 12, with internal vehicular circulation. The
garage is shown on Sheets A1.02 and A1.03, provided
under Tab 6 of the Supporting Documents. The parking
garage is fully lined with ten -story hotel use along
Biscayne Boulevard, N.E. 7th Street and N.E. 8th Street
and along N.E. 2nd Avenue with a designed glazed "cube"
system that matches the glazed "cube" system of the
hotel liner.
The Zoning Ordinance requires five loading bays, four at
12 ft. by 35 ft and one at 12 ft. by 55 ft. The project is
designed with five loading bays, two at 12 ft. by 35 ft., two
at 12 ft. by 20 ft. and one at 12 ft. by 15 ft. The vertical
clearance for all loading bays is a minimum of 14 feet.
The enclosed Loading area and Service areas are shown
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on the Ground Level Plan, Sheet A1.01, under Tab 6 of
the Supporting Documents.
(5) Recreational facilities locations;
Landscaped stepped terrace areas are provided on the
ground level facing Biscayne Boulevard for outdoor cafe
and restaurant seating. The Level 14 Residential Amenity
Deck has a recreational pool, lap pool, spa and sun deck
as well as the Club Room, Lounge, Cafe and Fitness
Center. The hotel component has its own interior
amenities. These will serve as recreation areas for the
development as well as the public on the street level.
These facilities are shown on the architectural Plans
A1.01 and A1.04 and on the Landscape Plans L1.00 and
L1.01 under Tab 6 of the Supporting Documents.
(6) Screens and buffers;
The landscaping along Biscayne Boulevard will be filled
with shade trees accented by palm trees creating a full
canopy coverage for the public and cafe users. The
frontage along N.E. 7th Terrace, N.E. 2nd Avenue and N.E.
8th Street will also have shade trees as indicated on the
Architectural and Landscape Plans located under Tab 6 of
the Supporting Documents.
The ground level building service areas and the parking
levels are screened from public view as shown on A1.01
and the east, south, west and north elevations A2.01,
A2.02, A2.03 and A2.04. The tower facade design is
designed to screen the rooftop building service areas and
equipment from view.
(7) Refuse collections areas;
Waste collection will be provided with a fully enclosed
containerized trash system located within the off-street
service area in the building, which is not visible from the
street. These facilities are shown on the Ground Level
Plan, Sheet A1.01, located under Tab 6 of the Supporting
Documents.
(8) Access to utilities and points of utilities hookups;
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Access and connections to site utilities are discussed in
the Site Utility Study located under Tab 3 of the
Supporting Documents.
(e) Tabulations of total gross acreage in the project and the
percentages thereof proposed to be devoted to:
(1) The various permitted uses;
Gross acreage:
Total developed area:
Residential area:
Commercial area:
148,694 square feet = 3.41 acres
1,128,425 square feet
1,115,478 square feet = 99% of total
12,947 square feet = 1% of total
Green space required: 17,981 square feet
Green space provided: 26,394 square feet
Urban Plaza required: 7,435 square feet
Urban Plaza provided: 13,067 square feet
(2) Ground coverage by structures
Ground coverage by the structure is 36% of the total gross lot
Area (54,223 square foot building footprint compared to 148,694
square foot gross lot area).
(f)
Tabulation showing the following:
(1)
The derivation of numbers of off-street parking and
off-street loading spaces shown in (d) above.
The total number of off-street parking spaces required is 514
spaces and the total number of spaces provided will be 818. Of
those totals, the residential uses require 497 spaces and 801
spaces are provided (171 of which are tandem spaces); the
commercial uses require 17 spaces and 17 spaces are provided.
Derivation of the number of off-street parking is shown on the
Development Program & Site Data sheet, located under Tab 6.
(2) Total project density in dwelling units per acre.
The Project is providing 467 dwelling units and 120 hotel units
(equal to 60 dwelling units) which is as per the maximum density
of 300 units per acre, or 527 dwelling units maximum, set forth in
the SD-6 Zoning Ordinance for the Project.
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(g)
If common facilities (such as recreation areas of structures,
private streets, common open space, etc.) are to be provided
for the development, statements as to how such common
facilities are to be provided and permanently maintained.
All common facilities provided will be maintained initially by the
Owner. Common facilities of the residential tower will be
maintained by a 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
located under Tab 3 of the Supporting Documents.
(i)
Architectural definitions for buildings in the development;
exact number of dwelling units, sizes, and types, together
with typical floor plans of each type.
The residential tower consists of a total of 467 units (86 one -
bedroom plus den units, 180 two -bedroom units, 94 two -bedroom
plus den units and 107 three -bedroom units). Detailed information
of all uses are found on the Development Program & Site Data
sheet, included under Tab 6 of the Supporting Documents.
Typical floor plans for the residential levels are shown on the
Architectural Floor Plans A1.05 and A1.06. All drawings are
located under Tab 6 of the Supporting Documents.
(j) Plans for signs, if any.
Signage for the Project will include signage for the hotel and
commercial components on Biscayne Boulevard (East Elevation)
as well as a sign for the residential building over the entry drive on
the North Elevation. Signage locations are indicated on the East
and North Elevations on sheets A2.01, A2.01 a, A2.04 and A2.04a.
(k) Landscaping plan, including types, sizes and locations of
vegetation and decorative shrubbery, and showing
provisions for irrigation and future maintenance.
The landscape plans showing vegetation are found on the
Landscape Plans, Sheets L1.00 and L1.01. All landscape plans
are located under Tab 6 of the Supporting Documents.
(I) Plans for recreation facilities, if any, including location and
general description of buildings for such use.
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(m)
Landscaped stepped terrace areas are provided on the ground
level facing Biscayne Boulevard for outdoor cafe and restaurant
seating. The expansive landscaped Level 14 Residential Amenity
Deck includes a recreational pool, lap pool, spa and sun deck as
well as the Club Room, Lounge, Cafe and Fitness Center. The
hotel component has its own interior amenities on Level 3 that
include a Lounge, Fitness Center and Business Center. These
will serve as recreation areas for the development as well as the
public on the street level.
These facilities are shown on the architectural Plans A1.01 and
A1.04 and on the Landscape Plans L1.00 and L1.01 under Tab 6
of the Supporting Documents.
Such additional data, maps, plans, or statements as may be
required for the particular use or activity involved.
The drawings submitted with this application, which detail the
statistics, floor plans, elevations, sections and renderings for the
Project are provided under Tab 6 of the Supporting Documents.
(n) Such additional data as the applicant may believe is pertinent
to the proper consideration of the site and development plan.
Sections and elevations depicting the architectural character of
the building are shown on the overall Building Elevations (Sheets
A2.01 through A2.04), enlarged Podium Elevations (Sheets
A2.01 a through A2.04a), Building Section (Sheets A3.01) and
rendering (A4.00 and A4.01). All elevations, sections and
renderings are located under Tab 6 of the Supporting Documents.
(o) Lighting Concept Narrative
The lighting scheme will reinforce and accent architectural features
as well as signature elements to create visual interest, enhancing
the dynamic quality of each elevation as seen from the street and
surrounding buildings.
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.
Statement of Ownership and beneficial interest within the
boundaries of the area proposed for Major Use Special Permit are
provided in Article 1.
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(b) The nature of the unified interest or control.
The nature of unified interest or control is indicated in Article 1.
(c) Survey of the proposed area showing property lines and
ownership.
A copy of the Survey is included under Tab 5 of the Supporting
Documents.
(d) Map of existing features, including streets, alleys, easements,
utilities lines, existing land use, general topography, and
physical features.
The existing site features and utility lines are shown on the
Boundary Survey of the property located under Tab 5. The site
features and the utilities are also described in the Site Utility
Study, located under Tab 3 of the Supporting Documents. Views
of the existing site conditions and neighboring streets are shown
on A0.02 and A0.03 located under Tab 6 of the Supporting
Documents.
(e)
(fl
Materials to demonstrate the relationship of the elements
listed in (4) preceding to surrounding area characteristics.
The Renderings of the Project show it in context with the
neighborhood, as shown on A4.00 and A4.01 located under Tab 6
of the Supporting Documents.
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 is identified on
Page 23 of the Zoning Atlas Map. The current zoning designation
for the property is SD-6. The comprehensive plan future land use
designation for the property is Restricted Commercial.
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.
Section 1(b) contains a written narrative of the Project outlining
proposed uses, activities and architectural character. This
narrative also contains descriptions of the project's relationship to
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traffic, pedestrian movements, and transportation access.
Building elevations, sections and perspectives showing the
proposed materials, vertical profile and height, and orientation to
streets are included in the drawings submitted with this
Application. The list of drawings submitted is found under Tab 6
of the Supporting Documents.
(b) Existing zoning and adopted comprehensive plan principles
and designations.
This project conforms to the SD-6 zoning district designations for
this property.
4. Section 1702,2.3 Developmental Impact Study.
(a)
A traffic analysis shall be submitted for an area including the
major intersections to be significantly impacted by the site
and other intersections and/ or corridors specified by the City
or the City's consultant.
The Traffic Impact Analysis is included under Tab 2 of the
Supporting Documents.
(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 4 of the
Supporting Documents.
(c) A housing impact assessment.
Over the last several years prices of urban housing have
increased dramatically, despite the recent slow down in the
economy. Subsequently, a substantial amount of people within
metropolitan areas have begun to return to the city to live. This
has created a shortage of multi -family housing along with an
upward surge of housing prices. Contrarily, the cost of
construction has not kept pace with these increases, which has
made it economically affordable to construct new buildings for
sale. This pattern remains the same in South Florida where there
continues to be an increased demand for housing, particularly in
Miami -Dade County.
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(d) A description of proposed energy conservation measures
shall be provided, including only those measures that are
proposed in addition to the minimum requirements in State
Energy Code.
Architecturally, the building envelope will be comprised of glazing,
concrete walls and a concrete and insulated roof. Tinted
laminated reflective glass will be used throughout the building to
minimize the solar heat load. Electrically, all exterior and
landscape lighting will be controlled by means of time clocks and
photocell switches. Energy saving lamps, ballasts and fixtures are
being considered at cores and public spaces.
(e) Historic Buildings
There are no designated existing historic structures located on the
property.
(f) Environmental Zone
The Property is not located within an environmental preservation
district.
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