HomeMy WebLinkAboutArticle2 Project Description•
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BRICKELL CITICENTRE
MAJOR USE SPECIAL PERMIT
1. Section 1304.21 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 a portion of a previously approved Major. Use
Special Permit known as Brickell Commons (the `Brickell Commons MUSP").
This request seeks a substantial modification and bifurcation of the Brickell
Commons MUSP.
The proposed development straddles South Miami Avenue and is bound on the
north by 7th Street; on the east by the Rapid Transit right-of-way; on the south by
8th Street and on the west by a line approximately 100 Feet east of SW 1'1 Avenue
(the "Property"). The Property is designated Restricted Commercial in the City of
Miami Future Land Use Map which is part of the City of Miami Comprehensive
Neighborhood Plan (the "Plan") and is zoned SD-7, Central Brickell Rapid
Transit Commercial -Residential District, in the City of Miami Official Zoning
Atlas and the City's Zoning Ordinance No. 11000 (the "Ordinance").
The Property consists of approximately 243,649 square feet (5.6 acres) of net lot
area and 346,869 square feet (7.96 acres). The Property is vacant.
The proposed development consists of 2,424 residential units, 133,721 square feet
of offices, 87, 438 square feet of retail and 2,808 parking spaces all contained
within various buildings of different heights (collectively the "Development").
Given its urban setting the Development incorporates many innovative urban
design features including fully lined (habitable space) parking structure on all
street frontages; fully articulated facades either by habitable spaces or
architectural treatment; retail and residential lobbies all along street ground level;
wide sidewalks and entry plazas at ground level; all loading functions internal to
the structures and heavily landscaped and activated street scenes.
The Development contains many amenities including wide sidewalks with ground
level plazas all along and on both sides of the pedestrian designated South Miami
Avenue. Amenity decks serving the residential towers. The amenity decks
include swimming pools, lap pools, exercise lawns, spas, cafe lounges and/or bar
& grille, fitness centers, party rooms and multi -media centers.
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The Development exceeds the Ordinance's open space requirements and parking
requirements by 188 parking spaces. The football shape design and juxta position
of the residential towers truly distinguishes this Development from all other
developments in this area. Once completed this Development will be a significant
asset to the City of Miami skyline.
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 I, Article III.
ii. Exact location of all buildings and structures.
The Survey located under Tab I, 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.
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 III.
South Miami Avenue on both sides and a portion of SE 8th Street are
designated pedestrian streets in the City's Official Zoning Atlas.
Accordingly, the Development is designed to have no driveway
connections along both sides of South Miami Avenue making this a totally
pedestrian friendly street. Access to the Development occurs on the
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eastern and western fringes of the Development furthest away from South
Miami Avenue.
iv. Off-street parking and offstreet loading areas.
The Development is proposing 2,808 parking spaces where the Ordinance
requires 2,620 spaces. This is 188 additional spaces or over 7% of the
requirement. The required loading and delivery areas are provided as
shown in the plans. They are located at the western and eastern ends of
the Development furthers away from South Miami Avenue which is a
pedestrian designated street. The Development provides 10 loading berth
which is what the Ordinance requires. The loading bays are internal to the
buildings and designed to screen the surrounding areas from unsightly
trucks and eliminate delivery -related traffic disruptions.
v. Recreation facilities locations.
The recreation facilities are shown on the plans located under Tabs 2 and
6. Article III.
The amenity decks on top of the two parking podiums on either side of
South Miami are truly magnificent in that they include swimming pools,
lap pools, exercise lawns, spas, bocci ball areas, cafe lounges and/or bar
and grille, fitness centers, party room and multi -media centers.
At ground level the Development includes wide sidewalks with many
entry level plazas and public areas.
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 along South Miami Avenue. 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 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 4, Article III.
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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 243,649 sq. ft. (5.6 acres)
Gross acreage 346,869 sq. ft. (7.96 acres)
Maximum FAR for all uses (8.0 x 346,869)
Maximum residential FAR (6.0 x 346.869)
PUD Bonus (20%)
Subtotal
Affordable Housing Bonus (1.0 x 343,869)
Total allowed residential FAR
Total allowed non-residential FAR (2.0 x 346,869)
Total floor area allowed
Proposed residential area 2,844,276 (80.3%)
Proposed non-residential floor area 221,159 (6.25%)
ii. Ground coverage by structures.
2,
2,774952 sq. ft.
2,081,214. sq. ft.
416,242.8 sq. ft.
2,497,456.8 sq. ft.
343,869 sq. ft.
844,325.8 sq. ft.
693,738 sq. ft.
3,538,063 sq. ft.
There is no ground coverage limitation in the SD-7 District. The
Development meets or exceeds the minimum yards. setbacks, open space
and residential recreation space under Section 607.8 of the Ordinance.
Tabulation showing:
i. The derivation of numbers of offstreet parking and offstreet loading
spaces shown in (d) above.
The Development is proposing 2,808 parking spaces where the Ordinance
requires 2,620 spaces. This is 188 additional spaces or over 7% of the
requirement. The required loading and delivery areas are provided as
shown in the plans. They are located at the western and eastern ends of
the Development furthers away from South Miami Avenue which is a
pedestrian designated street. The Development provides 10 loading berth
which is what the Ordinance requires. The loading bays are internal to the
buildings 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.
The Development proposes 2,424 residential units where 2,800 would be
permitted. This equate to 376 less units than permitted or 432 units to the
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acre, well below the 500 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.
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.
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 recreation facilities are shown on the plans located under Tabs 2 and 6,
Article III.
The amenity decks on top of the two parking podiums on either side of South
Miami Avenue are truly magnificent in that they include swimming pools, lap
pools, exercise lawns, spas, bocci ball areas, cafe lounges and/or bar and grille,
fitness centers, party room and multi -media centers.
At ground level the Development includes wide sidewalks with many entry level
plazas and public areas.
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t n. 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
I. Site & Urban Planning
(1) Respond to the physical contextual environment taking into
consideration urban form and natural features.
The physical contextual environment is clearly defined by the
Development's urban location. This Development is bound by the Rapid
Transit on the east end and clearly defined by two major arterial roads on
the north and south (7th and 8th Street)
This Development clearly complies with the intent of the SD-7 District as
set forth in Section 607.1 of the Ordinance in that it is a high intensity
mixed use development of residential, office, and retail uses including the
concept of residential uses on upper levels over ground floor retail and
services oriented towards intensive pedestrian usage.
The Development is extremely sensitive to the pedestrian designated
South Miami Avenue which bisects the development in that i) it has no
curb cuts on either side of South Miami Avenue; ii) it provides wide
sidewalks with public open spaces and lush landscaping; iii) it has
street/pedestrian interaction at ground level by providing retail
components and brining the residential lobbies to the street scene.
The Development is integrated and continues the pedestrian friendly
pattern of Mary Brickell Village located south of the Development along
South Miami Avenue.
(2) Siting should minimize the impact of automobile parking and
driveways on the pedestrian environment and adjacent
properties.
The Development's parking requirements are all located internal to the
structures behind habitable liners. The ingress and egress to the
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Development are minimized and occur on the eastern and western fringes
of the Development next to the Rapid Transit right-of-way and furthest
away from the pedestrian residential South Miami Avenue.
(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
comer and public street frontages. The residential towers are focus
on South Miami Avenue and 7th Street.
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 height of the
Development has also been approved by Miami -Dade County
Aviation Department.
(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 is
evenly distributed throughout the site.
(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
ground and amenity levels. The architectural style materials and
features of the residential towers are truly unique and make this a
landmark development in this area.
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(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.
The Development is designed to provide maximum pedestrian
interaction along all street frontages by providing ground level
retail and ground level residential lobbies. In addition there are no
curb cuts along the pedestrian designated South Miami Avenue.
South Miami is designed to have wide sidewalks and various entry
plazas thus making the street very pedestrian friendly.
(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 with many
plazas, landscaping, and wide sidewalks;
ii) incorporates habitable liners along the parking
structure on all 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 parking level
facades are activated through habitable liners or by architectural
treatment. 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 is designed to provide maximum pedestrian
interaction along all street frontages by providing ground level
retail and ground level residential lobbies. In addition there are no
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curb cuts along the pedestrian designated South Miami Avenue.
South Miami is designed to have wide sidewalks and various entry
plazas thus making the street very pedestrian friendly.
(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, (I ).
V. Vehicular Access and Parking
(1) Design for pedestrian and vehicular safety to minimize conflict
points.
South Miami Avenue on both sides and a portion of SE 8th Street
are designated pedestrian streets in the City's Official Zoning
Atlas. Accordingly, the Development is designed to have no
driveway connections along both sides of South Miami Avenue
making this a totally pedestrian friendly street. Access to the
Development occurs on the eastern and western fringes of the
Development furthest away from South Miami Avenue.
(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.
The only street parking occurs along 8 Street which is a
Department of Transportation road. This parking is existing. All
other 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
structures.
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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 various plazas 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 along all
street frontages and architectural treatment on those non -street
fronting facades.
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
buildings unique architectural forms and features. Lighting is also
provided to enhance landscape features and the various plazas.
These features are oriented towards the building and are designed
to minimize glare and shadows to abutting properties.
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(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
The Property is vacant, therefore, there are no non -conforming.
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 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.
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A Statement of Ownership and beneficial interest within the boundaries of the
area proposed for 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 1.
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 SD-
7. Page 36 of the Official Zoning Atlas Map is located in Article 1, and indicates
the existing and surrounding zoning. The Plan's future land use designation for
the property is Restricted Commercial and is shown on the land use map located
in Article 1.
f. Analysis demonstrating consistency and concurrency with the adopted
comprehensive neighborhood plan.
The Restricted Commercial land use designation for the Property allows office,
retail and residential uses at a density of 500 units per net acre. The proposed
Development which consists of office, retail, and residential uses at a density of
432 units per net acre is consistent with the Plan. This Development is within the
Areawide Downtown Development of Regional Impact and as such concurrency
is not an issue.
5. Section 1702.2.2 Major Use Special Permit Concept Plan.
a. Relationship of concept plan to existing and proposed surrounding uses.
The physical contextual environment is clearly defined by the Development's
urban location. This Development is bound by the Rapid Transit on the east end
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and clearly defined by two major arterial roads on the north and south (7th and S'h
Street).
This Development clearly complies with the intent of the SD-7 District as set
forth in Section 607.1 of the Ordinance in that it is a high intensity mixed use
development of residential, office, and retail uses including the concept of
residential uses on upper levels over ground floor retail and services oriented
towards intensive pedestrian usage.
The Development is extremely sensitive to the pedestrian designated South Miami
Avenue which bisects the development in that i) it has no curb cuts on either side
of South Miami Avenue; ii) it provides wide sidewalks with public open spaces
and lush landscaping; iii) it has street/pedestrian interaction at ground level by
providing retail components and brining the residential lobbies to the street scene.
The Development is integrated and continues the pedestrian friendly pattern of
Mary Brickell Village located south of the Development along South Miami
Avenue.
b. Existing zoning and adopted comprehensive plan principles and
designations.
The Restricted Commercial land use designation for the Property allows office,
retail, and residential uses at a density of 500 units per net acre. The proposed
Development which consists of office, retail, and residential uses at a density of
432 units per net acre is consistent with the Comprehensive Neighborhood Plan.
This Development is within the Areawide Downtown Development of Regional
Impact and as such concurrency is not an issue.
In addition, the proposed residential office and retail uses are allowed under the
SD-7 zoning classification. 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.
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 public 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 "HEP Board"). The HEP Board
application contains a management plan which includes monitoring by an
archaeologist during ground disturbing activities. see Tab 7. Article Ill.
d. Housing supply.
The Development will result in an increase of 2.424 dwelling units which will
address the housing needs for those who work in the Downtown and Brickell
Avenue 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 1,984
jobs during its construction stages and 75 permanent jobs. The financial
impact is $2,216,432,714 during construction and $53,820,412 on an
annual recurring basis. This development will also result in $12,455,467
on impact and other fees. The advalorum taxes are projected to be
$31,270,012 of which $10,777,994 will go directly to the City.
(2) Whether the development will efficiently use public transportation
facilities.
The Development is served by bus routes along 7t and 8tn Street and
South Miami Avenue. The Development is also next to a Rapid Transit on
the east side of the Development.
(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 2,424 residential opportunities. The location of
the development is within walking distances of the Downtown and
Brickell Avenue employment centers. This Development is also located
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next to a Rapid Transit system which connects the residents to work
opportunities throughout Miami -Dade County.
(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.
(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 III.
(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, office, 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 street frontages these "eyes on the street" enhance public
safety. In addition, the applicant will be dedicating to the Florida
Department of Transportation additional right-of-way along 8th Street for
necessary right-of-way improvements.
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