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ARTICLE II.
Project Description
1650 BISCAYNE BOULEVARD
MAJOR USE SPECIAL PERMIT
PROJECT DESCRIPTION
A. Zoning Ordinance No. 11000
1. Section 1304.2.1 Application faints; supplementary
materials
2. Section 1702.2.1 General Report
3. Section 1702.2.2 Major Use Special Pei tiiit 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 1.
b. Statement describing in detail the character and intended use of the development or
activity.
The proposed development of 1650 Biscayne Boulevard has brought together
Cardinal Symphony LLC of Miami and Elkus/Manfredi Architects Ltd of Boston in the
creation of a new mixed -use project that will provide an exciting and active retail and
restaurant environment as well as a health club, office units, live/work units and a wide
variety of residential unit types.
The 1650 Biscayne Boulevard site is bounded by Biscayne Boulevard to the east,
N.E. 17th Street to the north, N.E. 2"d Avenue to the west and N.E. 16th Street to the south.
Each surrounding street is unique in character. The urban design aspects of the proposed
development address and reinforce each of these distinct streets and surrounding
neighborhoods, while creating a catalyst for the positive improvements envisioned by the
City in the areas around the project. Along Biscayne Boulevard, which the City envisions
as a grand, pedestrian -friendly promenade anchored by the new Performing Arts Center,
the proposed development will create a new vibrant pedestrian environment. A
landscaped public plaza surrounded by active retail, restaurant and cafe uses and an
iconic luxury residential tower will be the signature public space for the project and the
immediate Biscayne Boulevard environment. Retail and restaurant uses as well as public
parking within in the project will create strong synergies and assessory destinations for
performing arts patrons. N.E. 17"' Street will have enhanced paving and landscaping, as
well as a new retail edge, creating a strong pedestrian and vehicular connection between
Biscayne Boulevard and the proposed Bayview Market project to be built immediately
west of the project. Above the retail, live/work lofts will establish a new 24 — hour
character for 17th Street. At mid -block the building heights reach only 10 and 13 stories,
allowing more sunlight to penetrate the pedestrian environment along N.E. 17th Street.
N.E. 2n Avenue will be characterized by active retail uses at grade and a distinctive
forty -story tower at the comer of N.E. 2"d and N.E. 17th, With an architectural image
consistent with the loft character of 2" d Avenue envisioned by the City, this tower will
provide unit types and residential living opportunities distinctly different from the luxury
tower on Biscayne Boulevard, Along N.E. 16th, building massing will create a lower scale
consistent with the existing residential building at the southwest corner of the block.
Although vehicular and service uses are located on 16th Street, the health club, office and
loft residences will create an active edge above grade with great views of Miami's
downtown skyline.
The project will include the following amenities:
i. Retail, restaurant and cafe uses at grade
ii. A landscaped plaza on Biscayne Boulevard
iii. Health Club
iv. Offices
v. Live/Work Lofts
vi. A variety of residential unit types in 4 separate and distinct buildings
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vii. Structured parking for 1174 cars, including valet service
viii.A landscaped park on top of the parking structure
Approximate building heights are as follows:
Building A
Building B
Building C
600.6' (EL.604.5')
399.0' (EL. 407.5')/124.5' (EL. 133.0')
140.0' (EL. 144.5')
The project site has a net lot area of 103,968 SF (2.38 acres) and a gross area of
154,225 SF (3.54 acres).
The proposed development will include approximately 824 residential units
(including live/work units), 53,720 square feet of retail (including the health club),
49,020 square feet of office, parking for approximately 1174 cars. Additional amenities
will include a vast landscaped amenity deck with a large swimming pool and interior
tenant recreation areas typical of such developments.
e. 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 an adjoining the project or activity and the like.
The following exhibits are included with the Major Use Special Permit application:
i. Site Location Plan indicating the site location and its surrounding context.
ii. Aerial View indicating the proposed development and its surrounding context.
iii. Aerial Photo Montage, looking south, indicating the proposed development and
the downtown skyline beyond.
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:
[The general information requested is shown under Tab 6 of the Supporting Documents].
i. Boundaries of the project, and 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 5 of the Supporting
Documents.
ii. Exact location of all buildings and structures;
The exact location of all existing buildings located on the property is
shown on the Survey, located under Tab 5 of the Supporting Documents. The
location of the proposed building is shown on the Ground Floor Plan, located
under Tab 6 of the Supporting Documents.
iii. Access and traffic flow and how vehicular traffic will be separated from
pedestrian and other types of traffic;
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Vehicular access to the proposed project will be provided from both N.E.
16th Street and N.E. 17`t' Street (two locations). Through- block circulation for
automobiles is provided within the project between N.E. 16th Street and N.E. 17th
Street. Access to loading facilities is provided on N.E. 16th Street. Pedestrians can
exit the parking structure to public sidewalks via elevator cores at the corners of
the parking structure and through a paseo at grade connecting the parking and
valet area with the public plaza on Biscayne Boulevard. All City requirements
will be met relative to vehicular crossings at public sidewalks.
iv. Off-street parking and off-street loading areas;
The off-street parking structure will include a 9-level structure for 1174
cars. Derivation of the number of off-street parking is shown on the A0.00 plan.
Typical plan layouts for the parking structure are shown under Tab 6 of the
Supporting Documents.
The Zoning Ordinance requires off-street loading facilities as follows:
(6) 12'-0" x 35'-0" berths
(1) 12'-0" x 55'-0" berth
All loading berths must have a clear height of 15'-0".
Off-street loading facilities have been provided in accordance with
zoning requirements and are shown under Tab 6 of the Supporting
Documents.
v. Recreational facilities locations;
The roof of the parking structure will serve as a vast landscaped park and
recreation area for the project. The park will be surrounded by common interior
spaces and lanai -type residential units with private outdoor spaces. Indoor
common facilities will include recreation areas typical of such residential
developments. Outdoor facilities will include a large swimming pool, spa and a
landscaped park. These facilities are shown under Tab 6 of the Supporting
Documents.
vi. Screens and buffers;
The exterior walls of the parking structure facing Biscayne Boulevard,
N.E. 1e and N.E. 17" streets are fully lined by the residential and commercial
program and as such, conceal entirely all automobiles and internal vehicular
circulation from view.
The exterior walls of the parking structure facing the adjacent property at
the southwest corner of the site include a louvered screen to conceal automobiles
and internal vehicular circulation from view.
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Landscape elements which define cafe zones are provided in the public
plaza on Biscayne Boulevard.
Landscape buffers are provided at the park level between the public areas
of the park and private outdoor spaces included as part of the lanai units.
vii. Refuse collections areas;
Waste collection will be provided by a containerized compactor system
located in the loading dock area. Retail and/or restaurant tenant trash
requirements, i.e. refrigerated trash rooms, will be provided as part of the built -
out of tenant spaces. Trash chutes will be provided in residential buildings,
connected to trash rooms at grade. Property management will transport trash
from residential trash rooms to the compactor at the loading dock.
viii. Access to utilities and points of utilities hookups.
Access to primary utility rooms/vaults within the proposed structure are
shown 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:
i. The various permitted uses:
Gross Area:
Residential: 1,034,165 SF
Retail 53,720
Office 49,020
Total 1,136,905 SF
ii. Ground coverage by structures:
Building Footprint- 86,065 SF
Ground coverage by the proposed structure is 56% of the Gross Lot Area.
f. Tabulation showing the following:
i. The derivation of numbers of off-street parking and off-street loading spaces
shown in (d) above;
Required Provided
Off-street Parking 939 1,174
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Off-street Loading 7 7
ii. Total project density in dwelling units per acre.
The Zoning District is SD-6.
The total allowable floor area for residential uses is 7.2 times the Gross
Lot Area or 1,110,420 SF. The total proposed floor area for residential uses
is 1,034,165 SF.
824 residential units are proposed and represent a density of 345 units
per acre based upon the Net Lot Area.
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 by the Owner until such time as
the condominium association assumes control of the common areas of the property.
h. Storm drainage and sanitary sewerage plans.
Storms 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.
Architectural definitions for buildings in the development; exact number of dwelling
units, sizes, and types, together with typical floor plans of each type.
Building A includes ground floor leasable area for retail/restaurant uses, a
residential entry on N.E. 17th Street and 58 floors of residences above grade. The total
number of residential units in Building A is 433.
Building B includes ground floor leasable area for retail/restaurant uses, a
residential lobby on N.E. 17`'' Street, 38 floors of residential units above grade in the
tower and 11 stories of live/work and residential units above grade in the low-rise
portion. Building B has 353 units.
Building C includes ground floor leasable area for retail/restaurant uses, a
residential and an office entry on N.E. 16`h Street, a health club on Floors 3 and 4, office
space on Floors 5 - 8 and residential units on Floors 9 - 12. Building C has 38 residential
units.
Residential demising partitions are shown under Tab 6 of the Supporting
Documents.
. Plans for signs, if any.
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The project will obtain sinage approval at a later date, if necessary
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 under Tab 6 of the Supporting
Documents.
1. Plans for recreation facilities, if any, including location and general description of
buildings for such use.
A health club is located on Floors 3 and 4 fronting Biscayne Boulevard and N.E.
16"' Street. At the park level (Floor 11) interior common facilities will include recreation
areas typical of such residential developments. Exterior facilities at this level will include
a swimming pool, spa and landscaped park environment.
m. Such additional data, maps, plans, or statements as may be required for the
particular use or activity involved.
A comprehensive Project Summary is included 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.
Additional perspective views, overall building elevations and detailed building
elevations are included under Tab 6 of the Supporting Documents
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.
A Statement of Ownership and beneficial interest within the boundaries of the areas
proposed for the Major Use Special Permit are 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.
A copy of the site survey is included under Tab 5 in 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 Site Survey, included
under Tab 5 of the Supporting Documents.
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e. Materials to demonstrate the relationship of the elements listed in (4) proceeding to
surrounding area characteristics.
Aerial photographs and drawings are included under Tab 6 of the Supporting
Documents.
f. Existing zoning and adopted comprehensive plan designations for the area on and
around the lands proposed for Major Use Special Permit.
The existing zoning for the site is SD-6 District. The Comprehensive Plan Future
Land Use designation for the property is High Density Multifamily Residential.
The majority of the site is in Flood Zone "AE" Elev. 9. The portion of the site
along N.E. 2;" Avenue is in Flood Zone "X".
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 of this document describes the proposed program of uses in detail and
the goals of the proposed project relative to its relationship to and enhancement of
surrounding areas under Tab 6 of the Supporting Documents illustrates the architectural
character of the project, deliberately varied to respond to the unique character of each of
the surrounding streets.
b. Existing zoning and adopted comprehensive plan principles and designations.
The project confolins to the requirements of the SD-6 overlay zoning designation
for the property. The comprehensive plan future land use designation conforms to the
land use designation currently in effect for the property.
4. Section 1702.2.3 Developmental Impact Study.
a. A traffic analysis shall be submitted for an area within approximately % mile of the
site, or an area including the major intersections to be impacted by the site,
whichever is larger.
The traffic 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.
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The econorraic 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 has 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.
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 insulated walls and
roof. Tinted glass will be used throughout the building. Electrically, all exterior and
landscape lighting will be controlled by means of time clocks.
e. Historic Building
There are no historic structures located on the property.
f. Environmental Zone
The property is not located within an environmental preservation district.