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HomeMy WebLinkAboutArticle II - Project DescriptionMETROPOLITAN MIAMI MAJOR USE SPECIAL PERMIT 1. Section 1304.1.1 Application Forms; Supplementary Materials. a. Statements of ownership and control of the proposed development. The Disclosure of Ownership and Ownership affidavit are provided in Article I. b. Statement describing in detail the character and intended use of the development. Pursuant to Resolution 02-1249 (the "MUSP"), the One Miami project was permitted as a mixed -use residential, commercial, and office development in downtown Miami, just north of the Miami River within Miami's Central Business District (CBD). Having changed its name to Metropolitan Miami, the developers intent remains the same: to create a new pedestrian -friendly downtown neighborhood providing residential, office, retail, entertainment, and recreation amenities not only for the residents of the Project, but also for workers in downtown, tourists and business travelers occupying the closely situated hotels, and residents of the nearby Brickell area. As of the most recent approval for substantial modification to the MUSP., Resolution No. 05-035, the developers eliminated a 500,000 square foot office component from the Met Three portion of the project. This proposal seeks to re -introduce a substantial office component to the project by including it as part of Met Two. The . Project includes three residential towers that will provide 1,194 housing units to the downtown area, 400 hotel units, and 264,010 square feet in ground and second floor retail. Integrated into the center of the development via well - designed pedestrian passages will be a four-story retail/entertainment complex with approximately 120,000 square feet of retail including 16 movie screens. Further emphasizing the pedestrian nature of the Project, the development includes urban design -style wide sidewalks, pedestrian encouraging plazas, and lush landscaping along all corridors. The office tower will provide 700,000 square feet of Class A office space featuring floor plates uninterrupted by support columns. The entire Project has been designed to accommodate the views and property values of the surrounding buildings and uses. The property is comprised of three parcels, described as "Parcel B", "Parcel C", and "Parcel D", respectively. Parcel B is surrounded by Southeast 3m Street on the north, Biscayne Boulevard Way/Southeast 4th Street on the south, Biscayne Boulevard on the east, and Southeast 3rd Avenue on the west. It has a net lot area of 2.46 acres (107,343 square feet) and a gross lot area of 3.76 acres (163,785 square feet). The eastern portion of Parcel B, known as Met 7 One, is under construction as a 447-unit condominium with 30,500 square feet of ground and second -floor retail, and 641 parking spaces. The western portion will contain the 4-story retail/entertainment complex which will provide approximately 120,000 square feet of retail including 16 movie screens. Parcel D, known as Met Three, is surrounded by Southeast 2nd Street on the north, Southeast 3rd Street on the south, Southeast 3rd Avenue on the east, and Southeast 2nd Avenue on the west. It has a net lot area of 1.74 acres (75,777 square feet) and a gross lot area of 2.79 acres (121,532 square feet). Parcel D will be developed as a mixed -use residential, retail, and parking structure that will provide an approximately 45,000 square foot "Who le Foods" grocery store, a 30,000 square feet health club and 1,548 parking spaces as well as 696 residential units. Parcel C, known as Met Two, is surrounded by Southeast 3rd Street on the north, Biscayne Boulevard/Southeast 4th Street on the south, Southeast 3rd Avenue on the east, and Southeast 2nd Avenue on the west. It has a net lot area of 1.74 acres (75,780 square feet) and a gross lot area of 2.75 acres (119,790 square feet). Parcel C will be developed as two towers — a 700,000 square foot office tower and a 400-unit hotel. The office development exhibits innovative architecture and engineering that will serve to distinguish it from residential portions of the rest of the Metropolitan Miami project, and provide uninterrupted Class A office floor plates offering office tenants maximum flexibility for space utilization. Met Two will include 1,500 parking spaces. A drawing showing the location of the various buildings described above is included under Tab 2 of Article III. c. General location map, showing relation of the site for which special permit is sought to major street, schools, existing utilities, shopping areas, important physical features in and adjoining the project and the like. Location maps and aerial maps indicating the surrounding streets and properties are included in Article I. d. A site plan containing the title pf the project and the names of the project planner and developer, date, and north arrow based on an exact survey of the property drawn of sufficient size to show: The Site Plan is located under Tab 2, Article III. i. Boundaries of the project, any existing streets, buildings, watercourses, easements, and section lines. 2 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. Parcels C & D are vacant and have no buildings as shown on the Survey located under Tab 1, Article III. Construction has already commenced on the residential tower on the eastern half of Parcel B. The locations of the buildings are shown on the plans located under Tab 2, Article III. iii. Access and traffic flow and how vehicular traffic will be separated from pedestrian and other types of traffic. A detailed analysis of the site access and traffic flow for the approved development is provided in the Traffic Impact Study located under Tab 3, Article III. Metropolitan Miami will provide a pedestrian -friendly urban environment, interconnected by wide sidewalks, covered loggias, and ample plazas. The streetscapes of the Project will be consistent in order to unify the three parcels. Ingress and egress to the parking structures have been designed to minimize interference with pedestrian traffic. The service areas of each building will be located towards the tear of or interior to the buildings and away from the high volume pedestrian traffic that will take place at the front and sides of the buildings. iv. Offstreet parking and offstreet loading areas. As previously approved, the project significantly exceeds the Zoning Ordinance requirements for parking and loading. To wit, the project' s 3,689 parking spaces far exceed the number of spaces required of the project. Each building will provide its own offstreet parking internally, with the exception of the retail/entertainment complex which will locate its parking across the street in the parking garage of Parcel D. In addition, the Parcel D parking garage will provide replacement parking to accommodate the surface parking currently located on all three. parcels. Loading and delivery areas are provided as shown in the plans. The loading bays are designed to screen the surrounding areas form unsightly trucks and eliminate delivery -related traffic disruptions. v. Recreation facilities locations. As previously approved, all two residential towers will provide meeting and social rooms for the use of their residents. In addition, 'the two residential towers and hotel will contain rooftop. recreation decks at their respective podium levels which will include state-of-the-art pools and lavish landscaping. The retail/entertainment center is also designed to provide recreational amenities (movie theater) to the entire Property. The hotel will provide additional meeting and recreational amenities for guests. vi. All screens and buffers. Rooftop mechanical equipment on the project's four towers will be buffered from view by distinctive architectural elements which will serve to identify the Project as a unified neighborhood and further serve to emphasize the landmark nature of the entire Metropolitan Miami Project. All other mechanical equipment will be located within the internal spaces of the buildings. vii. Refuse collection areas. Waste collection will be provided by the City of Miami or by a private company and will be internal to each building. There will be no curbside refuse collection. viii. Access to utilities and points of utilities hookups. All utilities shall be underground. Access and connections to site utilities are discussed in the Site Utility Study located under Tab 4, Article III. e. Tabulations of total gross acreage in the project and the percentages thereof proposed to be devoted to: i. The various permitted uses. Parcel B: Gross acreage: 3.76 acres Total floor area (TFA): 744,820 square feet Residential: 602,245 square feet (80.9% of TFA) Retail (includes cinema): 142,575 square feet (19.1 % of TFA) Parcel C: Gross acreage: 2.75 acres Total floor area (TFA): 1,186,971 square feet Retail: 30,400 square feet (2.6% of TFA) Office: 700,000 square feet (59.0% of TFA) Hotel: 456,571 (38.5% of TFA) Parcel D: Gross acreage: 2.79 acres Total floor area (TFA): 953,730 square feet Residential: 865,949 square feet (90.8 % of TFA) Retail (includes health club): 87,781 square feet (9.2% of TFA) TOTAL: Gross acreage: 9.3 acres Total floor area (TFA): 2,885,521 square feet Residential: 1,468,194 square feet (50.9% of TFA) Retail (includes cinema and health club): 260,576 square feet (9.0% of TFA) Office: 700,000 square feet (24.3 % of TFA) Hotel: 456,571 (15.8% of TFA) ii. Ground coverage by structures. Ground coverage for Parcel B is 44 % of the gross lot area. Ground coverage for Parcel C is 44 % of the gross lot area. Ground coverage for Parcel D is 55 % of the gross lot area. f. Tabulation showing: i. The derivation of numbers of offstreet parking and offstreet loading spaces shown in (d) above. The minimum total number of spaces required is 2,235. The total number of spaces provided is 3,689 which include parking for new development as well as replacement parking for the spaces on the currently vacant parcels. The derivation of the number of offstreet parking spaces is included_ within the Project Data Summary in Article I. ii. Total project density in dwelling units per acre. The project calls for approximately 201 units per net acre, well under the 1,000 units per acre permitted in the Comprehensive Neighborhood Plan and the Zoning Ordinance. In fact, even when analyzed individually, each parcel will be developed at far less than the permitted density. The 5 approximate density of the Parcel B condominium tower is 182 units per net acre. Parcel C's hotel component has an approximate density of 115 units per net acre. Parcel D's apartment building provides for an approximate density of 400 units per net acre. g. Statements as to how common facilities are to be provided and permanently maintained. All common facilities will be maintained initially by the Owner. Common facilities of the Tract B Condominium tower will be maintained by the condominium association. h. Storm drainage and sanitary sewerage plans. Storm drainage, water distribution, waste water and solid waste generation provisions are discussed in the Site Utility study under Tab 4, Article III. i. Architectural definitions for buildings in the development; exact number of dwelling units, sizes, and types, together with typical floor plans of each type. Parcel B contains 447 condominium units. Parcel C contains 400 hotel units. Parcel D contains 696 condominium units. Detailed information and breakdown of square footage of all uses are found in the Project Data Summary located in Article I. Typical floor plans for the two residential towers, hotel tower, and the office tower are located under Article III, Tab 2. j. Signage plans. Signage for each building within the project will be done separately, as the need arises. k. Landscaping plan, including types, sizes and locations of vegetation and decorative shrubbery, and showing provisions for irrigation and future maintenance. The streetscapes will be consistent throughout and will include lavish landscaping, extra -wide sidewalks with decorative pavers, plazas, and covered loggias. Landscaping and streetscapes drawings are shown on Tab 2, Article III. 1. Plans for recreation facilities, including location and general description of buildings for such use. The two residential towers and hotel tower will provide meeting and social rooms for the use of their residents. In addition, the three towers will provide rooftop recreation decks at their respective podium levels which will include state-of-the-art pools and lavish landscaping. The retail/entertainment center on Parcel B is also designed to provide recreational amenities (movie theater) to residents and visitors to the Project. m. Such additional data, maps, plans, or statements as may be required for the particular use or activity involved. The drawings submitted with this Application are located under Tab 2, Article III. n. Such additional data as the applicant may believe is pertinent to the proper review for compliance and consideration of the site and development plan. Elevations depicting the architectural and aesthetic character of the Parcel B residential and office buildings are included under Tab 2, Article III. 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 Development is located in the heart of downtown and is appropriately designated as a fully functional urban neighborhood. Besides being compatible with recently approved developments in the area, the Development incorporates many urban design features such as habitable street front uses, lined parking structures, plaza, and extra wide sidewalks all of which make the. Development not only pedestrian friendly but also a nice place to live. (2) Siting should minimize the impact of automobile parking and driveways on the pedestrian environment and adjacent properties. 7 (3) Driveway openings have been minimized as much as possible for a project of this magnitude. Parking is lined with habitable uses or otherwise shielded from public view. Buildings on corner lots should be oriented to the corner and public street fronts. The buildings are designed to have their primary focus at the corner of the buildings and along the streets. The Development provides a landscaped plaza along the center of Parcel B. II. Architecture and Landscape Architecture (1) . A project shall be designed to comply with all applicable landscape ordinances. The Development has been designed to exceed the City's, landscaping requirements and incorporates landscaping and street features which are compatible and in excess of what the neighborhood currently provides. (2) . Respond to the neighborhood context. The heights of the buildings are compatible with other existing downtown development. (3) Create a transition in bulk and scale. The bulk and intensity of the Development is appropriate for the location centered in the heart of an up and coming urban downtown environment. This is a world class development for a world class City. (4) Use architectural styles and details (such as roof lines and fenestration), colors and materials derivative from surrounding area. The architectural style as depicted under Tab 2 in Article III incorporates innovative and unique features especially at the ground and recreational levels. The architectural style and features are appropriate for the landmark nature of the Development. Met Two is especially innovative in its design that eliminates the need for internal support columns thereby providing maximum flexibility to world class office tenants. (5) Articulate the building facade vertically and horizontally in intervals that conform to the existing structures in the vicinity. The building's facades horizontal and vertical articulations are depicted in the drawings under Tab 2 in Article III. These articulations distinguish the building and far exceed those of existing buildings in the area. Met Two's facade is the most distinctive of the Development. III. Pedestrian Oriented Development (1) Promote pedestrian interaction. Ground floor retail, extra wide sidewalks, the pedestrian plaza, and loading driveway locations are all designed so as to maximize the pedestrian nature of the Development. (2) Design facades that respond primarily to the human scale. Facades have been designed to respond primarily to human form in that i) it is pedestrian friendly at ground level; ii) incorporates habitable liners along the parking structure on all four street frontages; and iii) provides for large windows so unit occupants can enjoy the views offered by the Development. (3) Provide active not blank facades. Where blank walls are unavoidable, they should receive design treatment. There are no blank walls in the Development. All facades are activated through habitable liners or well designed fenestration. The buildings are fully articulated along all facades with balconies. IV. Streetscape and Open Space (1) Provide usable open space that allows for convenient and visible pedestrian access from the public sidewalk. The Development proposes a spacious plaza. The plaza will contain landscaping, entertainment/restaurant uses and exhibit space documenting the unique history of the Property. (2) Landscaping including plant material, trellises, special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project. The landscape, materials, and features are depicted in Tab 2 in • Article III. See also comments under Section II, (1). V. Vehicular Access and Parking (1) Design for pedestrian and vehicular safety to minimize conflict points. Based upon extensive cooperation. with City staff, pedestrian and vehicular access has been designed so as to minimize conflict and operate efficiently. The location of driveways and sidewalks are depicted in the site plan located in Tab 2, 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 on any of the streets. Parking for occupants and guests is 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. 10 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 Development. (3) Screen parking garage structures with program uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element. Parking garage structures are screened by habitable liners or articulated facades. VII. Signage & Lighting (1) Design signage appropriate to the scale and character of the project and immediate neighborhood. Signage is not included in this major use special permit and will be dealt with at a later date as the situation arises. (2) Provide lighting as a design feature to the building facade on and around landscape areas, special building or site features and/or signage. The development provides lighting features which highlights the building' s unique landscape features and landmark architecture. The lighting is appropriate for an urban environment such as downtown. (3) Orient outside lighting to minimize glare to adjacent properties. See comments in Section VII, (2) above. 11 (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 received a certificate of appropriateness for ground disturbing activities in an archaeological zone from the City's Historic and Environmental Preservation Board (the "HEP Board"). The developers are working in concert with City staff, the State Archaeologist, and both the Micosukee Tribe of Indians and Seminole Indian Tribe to develop the property while maintaining the appropriate sensitivity to the historic nature of the site. IX. Modification of Non -Conformities Except for the ongoing construction of Met One on Parcel B, there are no permanent improvements on the Property. 3. Section 1305.3.1 Manner of operation (1) Review for adequacy shall be given to the manner, in which the proposed use will operate given its specific location and proximity to less intense uses. Particular consideration shall be given to protecting the residential areas from excessive noise, fumes, odors, commercial vehicle intrusion, traffic conflicts, and the spillover effect of lights. The mixed use development will operate as a fully functional urban 'neighborhood that will provide important retail uses such as a grocery store that will be used by residents as well as users of surrounding development. 4. Section 1702.2.1 General Report 12 a. Property ownership and beneficial interest within the boundaries of the area proposed for Major Use Special Permit. A Statement of Ownership and beneficial interestwithin the boundaries of the area proposed for the Substantial Modification to 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 Tab 2, 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 Zoning Ordinance of the City of Miami, Florida, is CBD, Central Business District. Page 36 of the Official Zoning Atlas Map is located in Article I, and indicates the existing and surrounding zoning. The Miami Comprehensive Neighborhood Plan future land use designation for the property is Central Business District and is shown on the land use map located in Article I. Additionally, the Project is located within the Downtown Miami Development of Regional Impact (the "DRI"). The proposed uses for the Project are. permitted in the DRI and are consistent with both the properties' zoning district and future land use designation. The Project was the subject of Resolution No. 02-1249 which approved a Major Use Special Permit and Resolution Nos. 04-276, 04-419, and 05-035 which substantially modified the Major Use Special Permit. See Introduction section for additional approval information. 13 f. Analysis demonstrating consistency and concurrency with the adopted comprehensive neighborhood plan. The future land use element of the Miami Comprehensive Neighborhood Plan designates the property Central Business District. The Central Business District designation permits high -density multifamily residential uses with retail uses on lower floors. The designation also permits office, commercial, recreation, and entertainment facilities. Therefore, the proposed development is consistent with the Comprehensive Neighborhood Plan. The Traffic Impact Analysis and Site Utility Study (Tabs 3 and 4 of Article III, respectively) indicate adequate infrastructure capacity to meet the impact of this development. 5. Section 1702.2.2 Major Use Special Permit Concept Plan. a. Relationship of concept plan to existing and proposed surrounding uses. The intent of Metropolitan Miami is to create a new downtown residential neighborhood complete with retail, office, entertainment, dining, and fitness/recreation areas that will be used by the Project's residents, workers in the surrounding offices, tourists staying within the Project and at nearby hotels, and residents of the burgeoning Brickell area to the south. The residential uses will complement the Central Business District' s office buildings in providing much needed area housing for employees. Area employees will benefit from the increase in retail, dining, entertainment and fitness amenities provided by Metropolitan Miami, while area businesses will benefit from the increased likelihood of workers remaining in downtown after work. b. Existing zoning and adopted comprehensive plan principles and designations. The Substantial Modification conforms to the CBD Central Business District zoning in every way. The City's future land use map designation is consistent with the approved development. At this time, the applicant is requesting the approvals and permits described in the Summary of Approvals located in Article I. 6. Development Impact Study. a. Economy of City. The Economic Impact Study performed for the previous MUSP is included under Tab 5, Article III. The project will have a favorable impact on the economy of the City during construction and after completion. 14 b. Public Services A Traffic Impact Study and Site Utility Study, both performed for the previous MUSP, are included under Tabs 3 and.4 of Article III, respectively. The project will have a neutral impact on the City's public services. c. Environment. The property is not located within an Environmental Preservation District. The project will have a neutral impact on the environment. d. Housing supply. The approved project will result in an increase of 1,194 dwelling units which will address the deficiency in housing in the downtown area. The impact of the project will be favorable to the City. 7. Section 1703 Findings (1) Whether the development will have a favorable impact on the economy of the city. The favorable economic impact to the economy is fully set forth under Tab 4 in Article III. In summary this development will generate 1,038 jobs during its construction stages and 60 permanent project - management -related jobs. A substantial number of additional permanent jobs from the 700,000 square feet of office space will also be created. The financial impact is $1,007,572,710 during construction and $27,767,337 on an annual recurring basis. This development will result in approximately $9,900,000 on impact and other fees. The ad valorum taxes are projected to be $14,470,486. (2) Whether the development will efficiently use public transportation facilities. The development is located in the heart of downtown and is located well within walking distance of the Metromover and Metrorail Stations. (3) Whether the development will favorably affect the need for people to find adequate housing reasonably accessible to their places of employment. 15 This development offers 1,194 residential opportunities. The location of the development is within walking distance of the Downtown employment center (4) Whether the development will use necessary public facilities. The development is an infill development with adequate water, sewer, telephone, and electricity available at the Development's doorstep. Public schools and parks are located in close proximity to the Development. (5) Whether the development will have a favorable impact on the environment and natural resources of the city. The Property does not contain any significant vegetation and/or natural features. The development is located within an archaeological zone. The applicant has received a certificate of appropriateness for ground disturbing activities in an archaeological zone from the City' s Historic and Environmental Preservation Board (the "HEP Board"). The developers are working in concert with City staff, the State Archaeologist, and both the Micosukee Tribe of Indians and Seminole Indian Tribe to develop the property while maintaining the appropriate sensitivity to the historic nature of the site. (6) Whether the development will adversely affect living conditions in the neighborhood. The development will not adversely affect living conditions in this area because there are currently no residents that live in downtown. It will enhance living conditions by providing for additional residential and commercial opportunities all in line with existing and recently approved projects in this area. (7) Whether the development will adversely affect public safety. The development is designed to enhance public safety. Careful attention has been given to the number, size, and location of driveways to assure pedestrian safety. The Development brings residential and commercial uses along all four street frontages; these "eyes on the street" enhance public safety.