HomeMy WebLinkAboutArticle II - Project Description•
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METROPOLITAN MIAMI
MAJOR USE SPECIAL PERMIT
1. 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.
Pursuant to Resolution 02-1249 (the "MUSP") , the One Miami project was
permitted as a mixed -use residential, commercial, and office development in
downtown Miami, just north of the Miami River within Miami's Central
Business District (CBD). Having changed its name to Metropolitan Miami, the
developers intent remains the same: to create a new pedestrian -friendly
downtown neighborhood providing residential, office, retail, entertainment, and
recreation amenities not only for the residents of the Project, but also for
workers in downtown, tourists and business travelers occupying the closely
situated hotels, and residents of the nearby Brickell area. In June of 204,
pursuant to Resolution No. 04-0419, the developers sought to add approximately
500,000 square feet of office space to the overall development. Due to market
conditions, the developers wish to eliminate this office component and return to
the previously approved plan with some minor modifications.
The Project includes three residential towers that will provide 1,500 housing
units to the downtown area, and 250,361 square feet in ground and second floor
retail. Integrated into the center of the development via well -designed
pedestrian passages will be a four-story retail/entertainment complex with
approximately 120,000 square feet of retail including 16 movie screens. Further
emphasizing the pedestrian nature of the Project, the development includes
urban design -style wide sidewalks, pedestrian encouraging plazas, and lush
landscaping along all corridors. Lastly, the entire Project has been designed to
accommodate the views and property values of the surrounding buildings and
uses.
The property is comprised of three parcels, described as "Parcel B", "Parcel
C", and "Parcel D", respectively. Parcel B is surrounded by Southeast 3`d
Street on the north, Biscayne Boulevard Way/Southeast 4th Street on the south,
Biscayne Boulevard on the east, and Southeast 3`d Avenue on the west. It has a
net lot area of 2.46 acres (107,343 square feet) and a gross lot area of 3.76
acres (163,785 square feet). The eastern portion of Parcel B will be developed
as a 40-story, 447-unit condominium with 30,500 square feet of ground and
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second -floor retail, which will include 641 parking spaces. The western portion
will contain the 4-story retail/entertainment complex which will provide
approximately 120,000 square feet of retail including 16 movie screens.
Parcel C is surrounded by Southeast 3rd Street on the north, Biscayne
Boulevard/Southeast 4th Street on the south, Southeast 3`d Avenue on the east,
and Southeast 2"d Avenue on the west. It has a net lot area of 1.74 acres
(75,780 square feet) and a gross lot area of 2.75 acres (119,790 square feet).
Parcel C will be developed as a 403-unit apartment building with 30,000 square
feet of ground and second floor retail. The apartment building will include 922
parking spaces.
Parcel D is surrounded by Southeast 2"d Street on the north, Southeast 3" Street
on the south, Southeast 3`d Avenue on the east, and Southeast rd Avenue on the
west. It has a net lot area of 1.74 acres (75,777 square feet) and a gross lot area
of 2.79 acres (121,532 square feet). Parcel D will be developed as a mixed -use
residential, retail, and parking structure that will provide 44,936 square feet of
grocery store, a 30,000 square feet health club and 1,765 sparking spaces as
well as 650 units, all within a 786-foot residential building.
A drawing showing the location of the various buildings described above is
included under Tab 2 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.
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Parcels C & D are vacant and have no buildings as shown on the Survey
located under Tab 1, Article III. Construction has already commenced
on the residential tower on the eastern half of Parcel B. The locations of
the buildings are shown on the plans located under Tab 2, 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 Study located under Tab
3, Article III.
Metropolitan Miarni will provide a pedestrian -friendly urban
environment, interconnected by wide sidewalks, covered loggias, and
ample plazas. The streetscapes of the Project will be consistent in order
to unify the three parcels.
Ingress and egress to the parking structures have been designed to
minimize interference with pedestrian traffic. The service areas of each
building will be located towards the rear of the buildings and away from
the high volume pedestrian traffic that will take place at the front of the
buildings.
iv. Offstreet parking and offstreet loading areas.
As previously approved, the project significantly exceeds the Zoning
Ordinance requirements for parking and loading. To wit, while only
1,750 parking spaces are required, the project provides 3,328 parking
spaces.
Each building will provide its own offstreet parking internally, with the
exception of the retail/entertainment complex which will locate its
parking across the street in the parking garage of Parcel D. In addition,
the Parcel D parking garage will provide replacement parking to
accommodate the surface parking currently located on all three parcels.
Loading and delivery areas are provided as shown in the plans. The
loading bays are designed to screen the surrounding areas form unsightly
trucks and eliminate delivery -related traffic disruptions.
v. Recreation facilities locations.
As previously approved, all three residential towers will provide meeting
and social rooms for the use of their residents. In addition, the three
residential towers will contain rooftop recreation decks at their respective
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podium levels which will include state-of-the-art infinity edge pools and
lavish landscaping. The retail/entertainment center is also designed to
provide recreational amenities (movie theater) to the entire Property.
vi. All screens and buffers.
Rooftop mechanical equipment on the three residential towers and the
office tower will be buffered from view by distinctive architectural
elements which will serve to identify the Project as a unified
neighborhood and further serve to emphasize the landmark nature of the
entire Metropolitan Miami Project. All other mechanical equipment will
be located within the internal spaces of the buildings.
vii. Refuse collection areas.
Waste collection will be provided by the City of Miami or by a private
company and will be internal to each 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 111.
e. Tabulations of total gross acreage in the project and the percentages thereof
proposed to be devoted to:
i. The various permitted uses.
Parcel B:
Gross acreage: 3.76 acres
Total developable area (TDA): 1,133,000 square feet
Residential: 602,245 square feet (53.2 % of TDA)
Retail (includes cinema): 142,575 square feet (12.6% of TDA)
Parcel C:
Gross acreage: 2.75 acres
Total developable area (TDA): 1,130,845 square feet
Residential: 633,785 square feet (56.0 % of TDA)
Retail: 32,850 square feet (2.9% of TDA)
Office: 9,000 square feet (0.8% of TDA)
Parcel D:
Gross acreage: 2.79 acres
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Total developable area (TDA): 1,836,800 square feet
Residential: 780,135 square feet (42.5% of TDA)
Retail (includes health club): 74,936 square feet (4.16% of TDA)
TOTAL:
Gross acreage: 9.3 acres
Total developable area (TDA): 4,100,645 square feet
Residential: 2,016,165 square feet (49.2% of TDA)
Retail (includes cinema and health club): 250,361 square feet (6.1 %
of TDA)
Office: 9,000 square feet (0.2% of TDA)
ii. Ground coverage by structures.
Ground coverage for Parcel I3 is 44% of the gross lot area. Ground
coverage for Parcel C is 51 % of the gross lot area. Ground coverage for
Parcel D is 55 % of the gross lot area.
f. Tabulation showing:
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i. The derivation of numbers of offstreet parking and offstreet loading
spaces shown in (d) above.
The minimum total number of spaces required is 1,750. The total
number of spaces provided is 3,328 which include parking for new
development as well as replacement parking for the spaces on the
currently vacant parcels. The derivation of the number of offstreet
parking spaces is included within the Project Data Summary in Article I.
Total project density in dwelling units per acre.
As previously approved, the project calls for 161 units per gross acre,
well under the 1,000 units per acre permitted in the Comprehensive
Neighborhood Plan and the Zoning Ordinance. In fact, even when
analyzed individually, each parcel will be developed at far less than the
permitted density. The approximate density of the Parcel B
condominium tower is 118 units per gross acre. Parcel C has an
approximate density of 147 units per gross acre. Parcel D's apartment
building provides for an approximate density of 233 units per gross acre.
Statements as to how common facilities are to be provided and permanently
maintained.
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All common facilities will be maintained initially by the Owner. Common
facilities of the Tract I3 Condominium tower 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.
Architectural definitions for buildings in the development; exact number of
dwelling units, sizes, and types, together with typical floor plans of each
type.
Parcel B contains 447 condominium units. Parcel C contains 403 apartment
units. Parcel D contains 650 apartment units. 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 three residential towers and the office tower are
located under Article III, Tab 2.
. Signage plans.
Signage for each building within the project 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 streetscapes will be consistent throughout and will include lavish
landscaping, extra -wide sidewalks with decorative pavers, plazas, and covered
loggias. Landscaping and streetscapes drawings are shown on Tab 2, Article
III.
. Plans for recreation facilities, including location and general description of
buildings for such use.
All three residential towers will provide meeting and social rooms for the use of
their residents. In addition, the three residential towers will provide rooftop
recreation decks at their respective podium levels which will include state-of-
the-art infinity edge pools and lavish landscaping. The retail/entertainment
center on Parcel B is also designed to provide recreational amenities (movie
theater) to residents and visitors to the Project.
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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 2, 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 Parcel B
residential and office buildings are included under Tab 2, Article III.
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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 in the heart of downtown and is
appropriately designated as a fully functional urban
neighborhood. The Development besides being compatible with
recently approved developments in the area incorporates many
urban design features such as habitable street front uses, lined
parking structures, plaza, and extra wide sidewalks all of which
make the Development not only pedestrian friendly but also a
nice place to live.
(2) Siting should minimize the impact of automobile parking and
driveways on the pedestrian environment and adjacent
properties.
Driveway openings have been minimized as much as possible for
a project of this magnitude. Parking is lined with habitable uses
or otherwise shielded from public view.
(3) Buildings on corner lots should be oriented to the corner and
public street fronts.
The buildings are designed to have their primary focus at the
corner of the buildings and along the streets. The Development
provides a landscaped plaza along the center of Parcel B.
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
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features which are compatible and in excess of what the
neighborhood currently provides.
(2) Respond to the neighborhood context.
The heights of the buildings are compatible with other existing
downtown development.
(3) Create a transition in bulk and scale.
The bulk and intensity of the Development is appropriate for the
location centered in the heart of an up and coming urban
downtown environment. This is a world class development for a
world class City.
(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 2 in Article III
incorporates innovative and unique features especially at the
ground and recreational levels. The architectural style and
features are appropriate for the landmark nature of the
Development.
(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 2 in Article III. These
articulations distinguish the building and far exceed those of
existing buildings in the area.
III. Pedestrian Oriented Development
(1) Promote pedestrian interaction.
Ground floor retail, extra wide sidewalks, the pedestrian plaza,
and loading driveway locations are all designed so as to maximize
the pedestrian nature of the Development.
(2) Design facades that respond primarily to the human scale.
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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 all four street frontages; and
iii) provides for large windows 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.
There are no blank walls in the Development. All facades are
activated through habitable liners or well designed fenestration.
The buildings are fully articulated along all facades with
balconies.
IV. Streetscape and Open Space
(1) Provide usable open space that allows for convenient and
visible pedestrian access from the public sidewalk.
The Development proposes a spacious plaza. The plaza will
contain landscaping, native entertainment/restaurant uses and
exhibit space documenting the unique history of the Property.
(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.
Based upon extensive cooperation with City staff, pedestrian and
vehicular access has been designed so as to minimize conflict and
operate efficiently. The location of driveways and sidewalks are
depicted in the site plan located in Tab 2, ArticIe III.
(2) Minimize the number and width of driveways and curb cuts.
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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 on any of the streets.
Parking for occupants and guests are internal to the Property.
(4) Use surface parking areas as distinct buffer.
In line with the City's vision for this area there is no surface
parking. AU 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 including the park 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
situated and screened from view to street and adjacent
properties.
Trash dumpsters, loading docks, mechanical equipment, and
utility meters are internal to the Development.
(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 by habitable liners or
articulated facades.
VII. Signage & Lighting
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(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.
The development provides lighting features which highlights the
building's unique landscape features and landmark architecture.
The lighting is appropriate for an urban environment such as
downtown.
(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 does not contain any significant vegetation and/or
natural features. The development is located within an
archaeological zone. The applicant has applied and has received
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
developers are working in concert with City staff, the State
Archaeologist, and both tribes of Indians in South Florida to
develop the property while maintaining the appropriate sensitivity
to the historic nature of the site.
IX. Modification of Non -Conformities
All existing improvements are being demolished.
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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 mixed use development will operate as a fully functional urban
neighborhood that will provide important retail uses such as a grocery
store that will be used by residents as well as users of surrounding
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 Substantial Modification to the Major Use Special Permit
is provided in Article 1.
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 Tab 2, Article
lll.
e. Existing zoning and adopted comprehensive plan designations for the area
on and around the lands proposed for Major Use Special Permit.
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The existing zoning designation for the property pursuant to the Zoning
Ordinance of the City of Miami, Florida, is CBD, Central Business District.
Page 36 of the Official Zoning Atlas Map is located in Article I, and indicates
the existing and surrounding zoning. The Miami Comprehensive Neighborhood
Plan future Iand use designation for the property is Central Business District and
is shown on the land use map located in Article 1.
Additionally, the Project is located within the Downtown Miami Development
of Regional Impact (the "DRI"). The proposed uses for the Project are
permitted in the DRI and are consistent with both the properties' zoning district
and future land use designation.
The Project was the subject of Resolution No. 02-1249 which approved a Major
Use Special Permit and Resolution No. 04-0419 which substantially modified
the Major Use Special Permit. See Introduction section for additional approval
information.
. Analysis demonstrating consistency and concurrency with the adopted
comprehensive neighborhood plan.
The future land use element of the Miami Comprehensive Neighborhood Plan
designates the property Central Business District. The Central Business District
designation permits high -density multifamily residential uses with retail uses on
lower floors. The designation also permits office. commercial, recreation, and
entertainment facilities. Therefore, the proposed development is consistent with
the Comprehensive Neighborhood 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.
S. Section 1702.2.2 Major Use Special Permit Concept Plan.
a. Relationship of concept plan to existing and proposed surrounding uses.
The intent of Metropolitan Miami is to create a new downtown residential
neighborhood complete with retail, office, entertainment, dining, and
fitness/recreation areas that will be used by the Project's residents, workers in
the surrounding offices, tourists staying at the nearby hotels, and residents of the
burgeoning Brickell area to the south. The residential uses will complement the
Central Business District's office buildings in providing much needed area
housing for employees. Area employees will benefit from the increase in retail,
dining, entertainment and fitness amenities provided by Metropolitan Miami,
while area businesses will benefit from the increased likelihood of workers
remaining in downtown after work.
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b. Existing zoning and adopted comprehensive plan principles and
designations.
The Substantial Modification conforms to the CBD Central Business District
zoning in every way. The City's future land use map designation is consistent
with the approved development. At this time, the applicant is requesting the
approvals and permits described in the Summary of Approvals located in Article
I .
6. Development Impact Study.
a. Economy of City.
The Economic Impact Study performed for the previous MUSP is included
under Tab 5, Article III. The project will have a favorable impact on the
economy of the City during construction and after completion.
b. Public Services
A Traffic Impact Study and Site Utility Study. both perforated for the previous
MUSP, are included under Tabs 3 and 4 of Article III, respectively. The
project will have a neutral impact on the City's public services.
c. Environment.
The property is not located within an Environmental Preservation District. The
project will have a neutral impact on the environment.
d. Housing supply.
The approved project will result in an increase of 1,500 dwelling units which
will address the deficiency in housing in the downtown area. The Substantial
Modification will not affect the number of housing units. The impact of the
project 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 915
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jobs during its construction stages and 470 permanent jobs. The
financial impact is $688,306,558 during construction and $88,158,406
on an annual recurring basis. This development will also result in
$7,185,282 on impact and other fees. The ad valorum taxes are
projected to be $9,952,832.
(2).. Whether the development will efficiently use public transportation
facilities.
The development is located in the heart of downtown and is located well
within walking distance of the Metromover and Metrorail Stations.
(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 1,500 residential opportunities. The location of
the development is within walking distance of the Downtown
employment center
(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 Development's doorstep.
Public schools and parks are located in close proximity to the
Development.
(5) Whether the development will have a favorable impact on the
environment and natural resources of the city.
The Property does not contain any significant vegetation and/or natural
features. The development is located within an archaeological zone.
The applicant has applied and has received 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 developers are working in concert with City staff,
the State Archaeologist, and both tribes of Indians in South Florida to
develop the property while maintaining the appropriate sensitivity to the
historic nature of the site.
(6) Whether the development will adversely affect living conditions in
the neighborhood.
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The development will not adversely affect living conditions in this area
because there are currently no residents that live in downtown. It will
enhance living conditions by providing for additional residential and
commercial opportunities all in line with existing and recently approved
projects 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. The Development brings residential and commercial
uses along all four street frontages these "eyes on the street" enhance
public safety.
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