HomeMy WebLinkAboutTAB L - Project DescriptionBRISAS DEL RIO
Major Use Special Permit
1583 NW 24th AVENUE
Project Description
Zoning Ordinance 11000
1. Section 1304.2.1 Application forms; supplementary materials
(a) Statements of ownership and control of the proposed
development or activity.
The Disclosure of Ownership Affidavit is provided in Tab B.
(b) Statement describing in detail the character and intended
use of the development or activity.
Character. Brisas del Rio is a mixed -use project designed by
Merco Group, located in Allapattah on the south bank of the
Miami River, east of NW 23rd Avenue and across the river from
the City of Miami's Curtis Park.
The project consists of three mid -rise residential towers with
600 units featuring a combination of 20 townhomes, 78 flats,
as well as a marine store, riverfront restaurant space, and a
waterfront taxi station. The project will bring much needed
economic revitalization to the Allapattah area and will also
allow area residents greater access to the Miami River,
through pedestrian pathways which links the residential
neighborhood to the rivers edge.
Brisas del Rio directly abuts the River Run condominiums to
the west and a residential area to the south that is
designated for Medium Density Multifamily development.
The project is entirely consistent with the C-1 Restricted
Commercial and R-3 Medium Density Multi -family Residential
district and requires no variances from the zoning ordinance.
The project will bring a greater number of residents closer to
Curtis Park, and most of the residents of Brisas del Rio will enjoy
views of the park and the river. In addition, Brisas will feature
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a marina with slips for both yachts and smaller recreational
boats.
On the west side of the property, an approximately 0.53 acre
parcel of land will remain an open area with a pedestrian
walkway open to both residents of Brisas del Rio and the
neighborhood. In addition, plazas, a park, children's
playgrounds, and recreational spaces are featured
throughout the site.
The architecture of the multi -family towers is a contemporary
design with townhomes providing transitions into the
surrounding area. A pedestrian promenade links all of the
structures on the property to the riverfront.
(c) 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 and adjoining the project or activity and the like.
The following exhibits are included with the Major Use Special
Permit Application:
(1) Aerial: Aerial Photograph of the surrounding area
indicating the project site.
(2) Area Context Map/Site Aerial: Map of the project area
indicating buildings that surround the site.
(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 project developer is Merco Group;
The architects are Jorge Dorta-Duque and Principal Planning
Partners, Inc.;
The project's engineers are H.J. Ross and David Plummer &
Associates, Inc.
The general information requested is shown under Tab K and
Q.
(1)
Boundaries of the project, any existing streets,
buildings, watercourses, easements, and section lines.
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The boundaries and the location of existing streets and
easements are shown on the Boundary Survey located
under Tab Q.
(2) Exact location of all buildings and structures.
(3)
The exact location of all existing buildings is shown on
the Boundary Survey under Tab Q.
Access and traffic flow and how vehicular traffic will be
separated from pedestrian and other types of traffic.
The specific description of site access and traffic flow is
provided in the Traffic Impact Analysis located under
Tab N.
(4) Off street parking and off street loading areas.
The off street parking and off street loading areas are
shown on the site plans located under Tab Q.
(5) Recreational facilities locations.
The facilities are for the use of the residents and are
shown under Tab Q.
(6) Screens and buffers.
All screens and buffers are shown under Tab Q.
(7) Refuse collection areas.
These facilities are shown under Tab Q.
(8) Access to utilities and points of utilities hookups.
Access and connections to site utilities are discussed in
the Site Utility Study, located under Tab O.
Tabulations of total gross acreage in the project and the
percentages thereof proposed to de devoted to:
(1) The various permitted uses.
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Complete tabulation is shown on the site plan included
under Tab Q.
(2) Ground coverage by structures.
Complete tabulation is shown on the site plan included
under Tab Q.
(f) Tabulation showing the following:
(1)
The derivation of numbers of off street parking and off
street loading spaces shown in (d) above.
Complete tabulation is shown on the site plan included
under Tab Q.
(2) Total project density in dwelling units per acre.
The project's total density is approximately 73.9 units
per acre, for a total of 698 units (where 1,336 units per
acre are permitted under the proposed land use
designation).
(g) If common facilities (such as recreation areas of structures,
privates 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 will be maintained and controlled by a
condominium association.
(h) Storm drainage and sanitary sewerage plans.
Storm drainage, water distribution, wastewater, and solid
waste generation provisions are discussed in the Site Utility
Study located under Tab O.
(1) Architectural definitions for buildings in the development;
exact number of dwelling unit, sizes, and types, together with
typical floor plans of each type.
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(J)
Detailed information and breakdown of square footage of all
uses are found under Project Description included under Tab
Q. Typical floor plans for the residential units, as well as all
elevations and sections are also located under Tab Q.
Plans for signs, if any.
N/A.
(k) Landscaping plan, including types, sizes, and locations of
vegetation and decorative shrubbery, and showing provisions
for irrigation and future maintenance.
(I)
The proposed landscaping plans are found under Tab Q.
Landscaping will be maintained by the homeowner
association.
Plans for recreation facilities, if any, including location and
general description of building for such use.
The recreation facilities are shown under Tab Q. Brisas will
feature three swimming pools with cabanas, and a jogging
trail. In addition, each tower will have a gymnasium and a
tot lot.
(m) Such additional data, maps, plans, or statements as may be
required for the particular use or activity involved.
The details of the spaces and calculations used to compute
the Floor Area Ratio (FAR) are shown on the FAR plans under
Tab Q.
(n) Such additional data as the Applicant may believe is
pertinent to the proper consideration of the site and
development plan.
Brisas del Rio complies with the applicable design review
criteria identified in Section 1305 of the Zoning Ordinance.
The site presents a tremendous opportunity to integrate the
surrounding residential area with the Miami River. The Brisas
plan accomplishes this through the use of pedestrian
connection, open views of Curtis Park and the River, as well
as bringing neighborhood serving restaurants to the area.
The urban planning, architecture, pedestrian oriented
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development streetscape open space, parking and
screening all demonstrate that the project will be compatible
with the area. Sections and elevations depicting the
architectural character of the tower, restaurant area, as well
as floor plans showing the individual units are located under
Tab Q. Brisas del Rio will also provide area residents access to
the Miami River.
Justification for the companion land use and zoning
applications to redesignate the property to a combination of
Restricted Commercial and Medium Density Multi -family
Residential is supported by the following goals and objectives
of the Comprehensive Neighborhood Plan:
Goal LU-1: Maintain a land use pattern that (1)
protects and enhances the quality of life in the
city's residential neighborhoods; (2) fosters
redevelopment and revitalization of blighted or
declining areas; (3) promotes and facilitates
economic development and the growth of job
opportunities in the city; (4) fosters the growth
and development of downtown as a regional
center of domestic and international commerce,
culture and entertainment; (5) promotes the
efficient use of land and minimizes land use
conflicts; and (6) protects and conserves the
city's significant natural and coastal resources.
Policy LU-1.1.7: Land development regulations
and policies will allow for the provision of
adequate neighborhood shopping, recreation,
daycare, entertainment, and other
neighborhood oriented activities.
Objective LU-1.2: Promote the redevelopment
and revitalization of blighted, declining or
threatened residential, commercial and industrial
areas.
The proposed land use amendments will accommodate the
redevelopment of the property with the Brisas plan as
described herein. This project will revitalize a property that
has been a vacant Industrial site for over 5 years. Presently
the property is a blight on both the neighborhood and Curtis
Park. The plan efficiently conveys the property's coastal
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resources while incorporating residential and neighborhood
serving uses. This synergy of uses will serve as a catalyst for
the area. The project is consistent with the trend of
development in this area of the river, which is to combine
residential and marina uses when possible.
2. Section 1702.2.1 General Report
(1)
Property ownership or ownership and beneficial interest within
the boundaries of the area proposed for Major Use Special
Permit.
Statement of Ownership and beneficial interest within the
boundaries of the area proposed for Major Use Special Permit
is provided in Tab B.
(2) The nature of the unified interest or control.
The nature of unified interest or control is indicated in Tab B.
(3) Survey of the proposed area showing property lines and
ownership.
A copy of the survey of the entire property and the lots to be
rezoned are included under Tab Q.
(4) 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 in the
survey of the property located under Tab Q. The site features
and the utilities are also described in the Site Utility Study,
located under Tab O.
(5) Materials to demonstrate the relationship of the elements
listed in (4) preceding to surrounding area characteristics.
The drawings submitted with this Application are located
under Tab Q.
(6) Existing zoning and adopted comprehensive plan
designations for the area on and around the lands proposed
for Major Use Special Permit.
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The property is currently designated a combination of
General Commercial and Medium Density Multi -family
Residential. The property is zoned a combination of SD-4
Waterfront industrial and R-3 Medium Density Multi -family
Residential. The Zoning Atlas map for the area in which the
property is located is found in Tab F, and indicates the existing
and surrounding zoning.
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) under Tab L contains a written narrative of this
project outlining proposed uses, activities and architectural
character. The traffic report in Tab N also contains
descriptions of the project's relationship to traffic, pedestrian
movements, and transportation access. Elevations and
sections showing the proposed materials, vertical profile and
height, and orientation to street are included in the Drawings
submitted with this Application. The Drawings submitted are
found under Tab Q.
(b) Existing zoning and adopted comprehensive plan principles
and designations.
The property is currently designated a combination of
General Commercial and Medium Density Residential. The
property is zoned a combination of SD-4 Waterfront Industrial
and R-3 Medium Density Multi -family Residential. The zoning
atlas map for the area in which the property is located is
found in Tab F, and indicates the existing and surrounding
zoning.
4. Section 1702.2.3 Developmental Impact Study
(a) A traffic analysis shall be submitfed for an area within
approximately '/4-mile of the site, or an area including the
major intersections to be impacted by the site, whichever is
larger.
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The Traffic Impact estimates are included under Tab N of the
Supporting Documents. The transportation engineer's
conclusion is that the traffic generated will not degrade the
existing level of service.
(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.
The Economic Impact Study is included under Tab P of the
Supporting Documents.
(c) A housing impact assessment.
In recent years there has been a strong demand for urban
housing in the City of Miami. It is clear that people are
moving from the suburbs back to the inner city and its
surrounding areas. This has created a shortage of multi -family
housing along with an upward surge of housing prices.
Contrastingly, the costs of construction have not kept pace
with these increases, which has made it economically
affordable to construct new buildings for sale. Brisas del Rio
will provide a variety of additional housing with a range of
prices to satisfy the demand for new condominiums and town
homes in the City of Miami.
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