HomeMy WebLinkAboutArticle II - Project Description•
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URBAN RIVER
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 consists of the entire block bound on the east by NW
6 Avenue; on the south by NW 7 Street; on the west by NW 7 Avenue and NW
8 Street on the north, Miami, Florida (the "Property"). The Property is
designated Industrial in the City of Miami Future Land Use Map which is part
of the City of Miami Comprehensive Neighborhood Plan (the "Plan"). The
Property is zoned I, Industrial, in the City of Miami Official Zoning Atlas, and
the City's Zoni ng Ordinance No. 11000 (the " Ordinance").
The Property consists of approximately 182,798 square feet (4.196 acres) of net
lot area and 235,122 square feet (5.4 acres) of gross lot area. The Property is
underutilized and prime for redevelopment.
The proposed development consists of 577 residential units, 7,700 square feet of
retail along NW 7 Avenue and 948 parking spaces all contained within 6
buildings of various heights with the shortest building along NW 7 Avenue and
the tallest towards the downtown side of the Property (collectively the
"Development").
The mixed use nature of the proposed Development requires an amendment to
the Plan to redesignate the Property "Restric ted Commercial"; an amendment
to the Ordinance to rezone the Property to C-1, Restricted Commercial, and a
Major Use Special Permit.
The NW 7 Avenue corridor is experiencing a new rebirth with similar
developments occurring to the south of the Property. This Property is rundown
and in dire need for redevelopment. This Development is a logical and
compatible extension of mixed use development on the east side of NW 7
Avenue.
The Development incorporates many innovative urban design features including
the pedestrian activation of NW 7 Avenue by providing street level retail, an
entrance plaza, and those enumerated in the attached Planning and Zoning
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Department's Pre -Application Design Review Comments. The provisions of
residential units and retail spaces fronting all four streets and lining the entire
garage height integrate the Development into the entire neighborhood.
The Development contains amenities including an approximate 10,725 square
feet open ground level park, two similar roof deck recreational centers each
with lavishly landscaped pool area, meeting room, and a gymnasium.
The Development exceeds the Ordinance's green space requirements. The
Development also exceeds the Ordinance's parking requirements by over 40
spaces
Once completed, the Development will be a significant asset to the City of
Miami and a major contributor to the rebirth of the western fringes of the
City's down town area.
The drawings showing the Development are included under Tabs 2 and 6,
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 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 6, Article III.
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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 IIL
One of the unique features about this Development is that even though it
fronts on four streets there is only one point of. egress and ingress for
the occupants. This access point occurs mid -block along NW 7 Street
away from the arterial road which is NW 7 Avenue. There are also two
smaller access points along NW 8 Street for service vehicles exclusively.
This minimization of driveways along with the units facing the street and
the street landscape will make the entire Development very pedestrian
friendly.
iv. Off-street parking and offstreet loading areas.
The Development is proposing 930 parking spaces where the Ordinance
requires 888 spaces. This is 42 additional spaces or over 4.7 % of the
requirement. 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.
v. Recreation facilities locations.
The Development contains many amenities including an approximate
10,725 square feet open ground level park, two similar roof deck
recreational centers at the sixth level for the western phase and the eighth
level for the eastern phase. The recreation centers consists of lavishly
landscaped pool area, meeting room and a gymnasium.
vi. All screens and buffers.
Any 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
Development on NW 7 Avenue. All other mechanical equipment will
be located within the internal spaces of the building.
vii. Refuse collection areas.
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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.
Ail utilities shall be underground. Access and connections to site utilities
are discussed in the Site Utility Study located under Tab 4, Article 11I.
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
Gross acreage
182,798 sq. ft. (4.196 acres)
235,122 sq. ft. (5.4 acres)
Floor area (1.72 x 235,122) 404,410 sq. ft.
PAD bonus (20%) 80,883 sq. ft.
Subtotal 485,293 sq. ft.
Affordable Bonus (25%) 121,323 sq. ft.
Total floor area 606,616 sq. ft. (allowed)
Total floor area 534,842 sq. ft. (per plans) (88%)
Residential floor area 527,142 sq. ft. (per plans) 98.6 %
Commercial floor area 7,700 sq. ft. (per plans) 1.4%
ii. Ground coverage by structures.
Allowed ground coverage is 60% of gross lot area where the
Development provides habitable liners screening the parking structure.
The plans reflect 141,073 square feet of ground coverage.
f. Tabulation showing:
i. The derivation of numbers of offstreet parking and offstreet loading
spaces shown in (d) above.
The Development is proposing 948 parking spaces where the Ordinance
requires 888 spaces. This is 42 additional spaces or over 4.7% of the
requirement. 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.
ii. Total project density in dwelling units per acre.
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The Development proposes 577 where 630 would be permitted or 137.5
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 front porches of the residential and commercial users will line the street
frontages. Each unit's front patio will be landscaped and the Development
provides four landscaped mini -plazas at each corner.
Landscape 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 contains many amenities including an approximate 10,725 sq.
ft. open ground level park, two similar roof deck recreational centers at the
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sixth level for the western phase and the eighth level for the eastern phase. The
recreation centers consist of lavishly landscaped pool area, meeting room and a
gymnasium.
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 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 along NW 7th to 6th Avenues between
7th and 8`h Streets on the western fringes of the greater Miami
Downtown Area. The NW 7 Avenue corridor is experiencing a
rebirth with similar type of projects already approved and under
construction. The Development besides being compatible with
similar developments in the area incorporates many urban design
features such as habitable street front uses on all four streets,
fully lined parking structures, plaza, internal parks all of these
features 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.
One of the unique features about this Development is that even
though it fronts on four streets there is only one point of egress
and ingress for the occupants. This access point occurs mid -
block along NW 7 Street away from the arterial road which is
NW 7 Avenue. There are also two smaller access points along
NW 8 Street for service vehicles exclusively. This minimization
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of driveways cuts along with the units facing the street and the
street landscape will make the Development very pedestrian
friendly and will promote pedestrian interaction,
(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 landscape plazas at all four corners, thus creating focal
points at all corners.
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
features which are compatible and in excess of what the
neighborhood currently provides.
(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. The buildings have
been designed so that the shortest buildings occur along NW 7
Avenue ascending in height as they go east towards Downtown
Miami.
(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 Development. The bulk and scale of the Development
transitions from west to east with the greatest bulk and scale
occurring closest to Downtown Miami.
(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
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ground and recreational levels. The architectural style and
features are compatible with 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 6 in Article III. These
articulations distinguish the building and far exceed those of other
buildings in the area.
III. Pedestrian Oriented Development
(1) Promote pedestrian interaction.
One of the unique features about this Development is that even
though it fronts on four streets there is only one point of egress
and ingress for the occupants. This access point occurs mid-,
block along NW 7 Street away from the arterial road which is
NW 7 Avenue. There are also two smaller access points along
NW 8 Street for service vehicles exclusively. This minimization
of driveway cuts along with the units facing the street and the
street Landscape will make the entire Development very
pedestrian friendly and will promote pedestrian interaction.
(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 all four street frontages; 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.
There are no blank walls in the Development. All facades are
activated through habitable liners. The buildings are fully
articulated along all facades with balconies.
IV. Streetscape and Open Space
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(1) Provide usable open space that allows for convenient and
visible pedestrian access from the public sidewalk.
The Development proposes a spacious entry plaza. The entry
plaza is the sole point of entry for the residential users and occurs
on the south side of the Development on NW 7 Street. The entry
plaza is flanked on the east and west sides by the lobbies of the
two phases and on the north side by an internal landscaped park.
The public walking along NW 7 Street will have visible access to
the entry plaza and the park.
(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 Ill. See also comments under Section I1, (1).
V Vehicular Access and Parking
(1) Design for pedestrian and vehicular safety to minimize
conflict points.
One of the unique features about this Development is that even
though it fronts on four streets there is only one point of egress
and ingress for the occupants. This access point occurs mid -
block along NW 7 Street away from the arterial road which is
NW 7 Avenue. There are also two smaller access points along
NW 8 Street for service vehicles exclusively. This minimization
of driveway cuts along with the units facing the street and the
street landscape will make the entire Development very
pedestrian friendly and will promote pedestrian interaction. 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.
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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. 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 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.
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.
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(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 corner plazas. 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 does not contain any significant vegetation and/or
natural features. The development is located within an
archaeological zone. The applicant has applied and is in the
process of obtaining 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 HEP Board application contains a management
plan which includes monitoring by an archaeologist during
ground disturbing activities, see Tab 7, Article III.
IX. Modification of Non -Conformities
All existing improvements except for the wireless
telecommunications facility are being demolished. The applicant
is working with the wireless carrier to relocate its wireless facility
to a roof top location on the buildings. If relocated the wireless
carrier will remove its existing facilities.
3. Section 1305.3.1 Manner of operation
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(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.
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 I,
Industrial. Page 23 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 Industrial and is shown on the land use map
located in Article I. Concurrent with this application, the applicant is seeking a
Plan Amendment to Restricted Commercial and a rezoning of the Property to C-
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1, Restricted Commercial District. This request is in line, is similar to and will
allow the proposed mixed use Development on the Property.
f. Analysis demonstrating consistency and concurrency with the adopted
comprehensive neighborhood plan.
The Development will be consistent with the requested Restricted Commercial
designation and permitted under the requested C-1, Restricted Commercial
Zoning District.
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 within the western fringes of the City's greater
downtown area. The Development is very similar to other existing and recently
approved mixed use projects in this area. The Development is within the
permitted density and intensity for the Property. Its many urban design features
(see Introduction Section) 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 Development will be consistent with the requested Restricted Commercial
designation and permitted under the requested C-1, Restricted Commercial
zoning district. 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 5, Article III. The
Development will have a favorable impact on the economy of the City during
construction and after completion. It will also promote the redevelopment of the
western fringes of the City's downt own area.
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 pubs is services.
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c. Environment.
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 is in the process of obtaining a certificate of appropriateness for
ground disturbing activities in an archaeological zone from the City's Historic
and Environmental Preservation Board (the "H EP Board"). The HEP Board
application contains a management plan which includes monitoring by an
archaeologist during ground disturbing activities, see Tab 7, Article III.
d. Housing supply.
The Development will result in an increase of 577 dwelling units which will
address the housing needs for those who work in the Downtown area. The
housing impact of the Development 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 423
jobs during its construction stages and 14 permanent jobs. The financial
impact is $247,022,295 during construction and $12,766,418 on an
annual recurring basis. This development will also result in $2,950,774
on impact and other fees. The advalorum taxes are projected to be
$247,022,295.
(2) Whether the development will efficiently use public transportation
facilities.
The development is located along NW 7th Avenue where there is public
bus service.
(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 577 residential opportunities. The location of
the development is within walking distances of the Downtown
employment center
(4) Whether the development will use necessary public facilities.
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The development is an infill development with adequate water, sewer,
telephone, and electricity available at the Development's doorstep. A
public elementary school exists within two (2) blocks of this
development. Simpson Park is located within walking distance.
(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 is in the process of obtaining 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 HEP Board application contains a management
plan which includes monitoring by an archaeologist during ground
disturbing activities, see Tab 7, Article 111.
(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. The Development brings residential and commercial
uses along all four street frontages these "eyes on the street" enhance
public safety.
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