HomeMy WebLinkAboutArticle II - Project Description•
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CENTURY PLAZA
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 1.
b. Statement describing in detail the character and intended use of the
development.
The proposed development is located at 850 NW LeJeune Road on the west side
of NW 42i' 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 "P Jan") and
zoned C-2 General Commercial in the City of Miami Official Zoning Atlas, and
the City's Zoning Ordinance No. 11000 (the " Ordinance"). Both the Plan and
Ordinance allow the proposed development.
The proposed development consists of 324 residential units, approximately
7,994 square feet of nonresidential floor area, and 664 parking spaces contained
within two 7-story buildings, 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 187,894 square feet (4.31 acres) of net lot area and
210,629 square feet (4.83 acres) of gross lot area.
The development incorporates innovative urban design features including the
provision of a pedestrian friendly atmosphere along LeJeune Road, the inclusion
of retail spaces at ground floor level on LeJeune Road, the minimal width and
number of vehicular curb cuts, and the containment of the required loading bays
internally within the parking garage.
The Development also contains such amenities as two swimming pools and two
clubhouses. The Development exceeds the Ordinance's landscape open space
requirements and will provide shade trees all along LeJeune Road.
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 6 of Article III.
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The drawings showing the location of the Development described above is
included under Tabs 2 and 3 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 3, 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 4, Article III.
Ingress and egress to the parking structures occurs on LeJeune Road and
NW 43`d Avenue and is designed to minimize interference with
pedestrian traffic. The service area is located away from the pedestrian
traffic_
iv. Off-street parking and offstreet loading areas.
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The Development is proposing 664 parking spaces where the Ordinance
requires 663 spaces. The required loading and delivery areas are
provided as shown in the plans. The loading bays are internal to the site
and designed to eliminate delivery -related traffic disruptions.
v. Recreation facilities locations.
The recreation facilities occur on the two podium levels and include two
outdoor swimming pools and clubhouses.
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. 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 5, Article III.
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 187,894 sq. ft. (4.31 acres)
Gross acreage 210,629 sq. ft. (4.83 acres)
Total floor area 437,737 sq. ft. (allowed)
Total floor area 396,096 sq. ft. (per plans) 90%
Residential floor area 388,102 sq. ft. (per plans) 98 %
Commercial floor area 7,994 sq. ft. (per plans) 2%
ii. Ground coverage by structures.
The building footprint is 79,810 sq. ft.
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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 663. The total number of
spaces provided is 664. 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.
The Development proposes 75 units per net acre or 67 units to the gross
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 5, Article 111.
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 1.
Typical floor plans for the building are located under Article III, Tab 3.
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.
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The streetscape will be consistent throughout and will include lavish
landscaping, sidewalks along Le.leune Road. Additionally, recessed arcades
along LeJeune will add to the pedestrian environment. Landscaping and
streetscape drawings are shown on Tab 3, 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 two podium
levels each will include a swimming pool and a clubhouse.
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 Tabs 2 and 3,
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 Tabs 2 and 3, Article III.
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 850 N.W. 42` d Avenue in an urban
environment. As such, the Development incorporates many
urban design features such ground level retail along LeJeune
Road. This feature creates a very active pedestrian environment.
The property is currently an abandoned car dealership 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 tots should be oriented to the corner and
public street fronts.
The building is designed to have its primary focus at the LeJeune
Road Street front.
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.
(2) Respond to the neighborhood context.
The height bulk of the development is consistent with other
existing and/or approved mixed used buildings in the area.
(3) 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.
(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 3 in Article III
incorporates innovative and unique features especially at the
recreation Ievel and its facades. These architectural features far
exceed the design features provided by other projects in the area.
(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 3 in Article III. These
articulations distinguish the building and far exceed those of other
buildings in the area.
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III. Pedestrian Oriented Development
(1) Promote pedestrian interaction.
The ground level retail along LeJeune Road maximizes the
pedestrian interaction of this development.
(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 LeJeune Road; 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 contain habitable spaces with windows and balconies
which provide full articulation.
IV. Streetscape and Open Space
(1) Provide usable open space that allows for convenient and
visible pedestrian access from the public sidewalk.
The development includes a pedestrian promenade along LeJeune
Road 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 3 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.
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All parking and loading functions occur internally to the site The
location and size of parking, loading and 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 LeJeune Road
or NW 43' Avenue.
(4) Use surface parking areas as distinct buffer.
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
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.
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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.
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 largely vacant and does not contain any
significant vegetation and/or natural features.
IX. Modification of Non -Conformities
The land is vacant and accordingly no non -conformances exist on
the property.
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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 manner of operation of this mixed use development will be in
accordance with similar developments 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.
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 3,
Article III.
e. Existing zoning and adopted comprehensive plan designations for the area
on and around the lands proposed for Major Use Special Permit.
The existing zoning designation for the property pursuant to the Ordinance is C-
2 General Commercial. Page 27 of the Official Zoning Atlas Map is located in
Article I, and indicates the existing and surrounding zoning. The Plan' s future
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land use designation for the property is General Commercial and is shown on
the land use map located in Article I.
. Analysis demonstrating consistency and concurrency with the adopted
comprehensive neighborhood plan.
The future land use element of the Plan designates the property General
Commercial. The General Commercial designation permits the retail uses and
also allows multi -family residential at a density not to exceed 150 units per acre.
The proposed Development is consistent with the Plan. The Traffic Impact
Analysis and Site Utility Study (Tabs 4 and 5 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 close to the NW boundary of the City. The
Development is within the permitted density and intensity for the Property. Its
many urban design features 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 C-2. 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 permits
described in the Summary of Approvals located in Article I.
6. Section 1702.2.3 Development Impact Study.
a. Economy of City.
The Economic Impact Study is included under Tab 6, 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 4 and
5 of Article III, respectively. The Development will have a neutral impact on
the City's publ is services.
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c. Environment.
The Property is not located within an Environmental Preservation District. The
properties located in an archaeological zone.
d. Housing supply.
The Development will result in an increase of 324 dwelling units which will
address the housing needs for those who work in the proximity to the airport
and Miami Inter -Modal Center. The housing impact of the Development will be
favorable to the City and the County.
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 6 in Article III. In summary this development will generate 118
jobs during its construction stages and 15 permanent jobs. The financial
impact is $100,134,689 during construction and $6,129,655 on an annual
recurring basis. This development will also result in $2,176,807 on
impact and other fees. The advalorum taxes are projected to be
$1,431,655.
(2) Whether the development will efficiently use public transportation
facilities.
The development is located along LeJeune Road which has public bus
service. Furthermore, the development is in close proximity to the
Miami Inter -Modal Center which will provide Metrorail and Tri-Rail
services to the project residents.
(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 324 residential opportunities. The location of
the development is a short distance from the Miami Inter -Modal Center
which is expected to be the area's leading e mployment center.
(4) Whether the development will use necessary public facilities.
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The development is an infili development with adequate water, sewer,
telephone, and electricity available at the project's doorstep. A public
elementary school exists within a short distance from this development.
(5) 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.
(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 and commercial opportunities all in line 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.
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