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HomeMy WebLinkAboutProject Description• • • 111 Northeast 11`h Street Major Use Special Permit 1. Section 1304.1.1 Application Forms; supplementary materials (a) Statements of ownership and control of the proposed development of activity. The Disclosure of ownership and Ownership Affidavit are provided in Article 1. (b) Statement describing in detail the character and intended use of the Development or activity. 111 Northeast 11£h Street will be a forty-two (42) story residential building consisting of ground level retail and a structured parking component. The development fronts on N.E. 11th Street on the south, N.E. 1st Avenue on the west, N.E. 2nd Avenue on the east, and the off -ramp of 1-395 on the north. The net lot area of the development site is approximately 62,453 sf, or 1.4337 Acres. The gross lot area is approximately 141,933 sf. The zoning designation for the property is SD-16.1. The proposed building is composed of a number of articulated, program -specific volumes that engage an elevated, six story "cage" element. The parking for the development, which consists of 456 spaces for the residential component (430 standard and HC spaces, plus 26 surplus tandem spaces) and 52 spaces for the retail and restaurant elements of the program, is housed within the "cage' structure. The forty story, 430 unit residential tower, which is expressed architecturally as two coupled, vertical elements, slips through the western end of the "cage" element, and creates a six story residential liner use that faces both N.E. 11 h Street and N.E. 1st Avenue. Ground level retail occurs as a one story glass band that starts on N.E. 1st Avenue, runs along N.E. 11th Street and grows to a three story, curved, crystalline volume that faces a heavily landscaped urban plaza and the 11th Street Metro Mover Station at the eastern edge of the site. The amenities deck is located at the top of the podium element. A three story, glass club room acts as the base of the smaller of the two joined buildings. The amenities deck consists of both architectural and landscape features — a dense, tropically landscaped band on the north side of the deck contains yoga, spa, cabana, and rest areas. The southern edge of the deck contains a hammock -palm grove and an ellipsoidal "band" shell that protrudes through the deck, appearing as a pendant element within the "cage" below. On the east, a swimming pool stretches across the deck and appears to cascade down to a cantilevered sunning deck one story below. The main pedestrian and vehicular entrances to the development are located on N.E. 11th Street. The vehicular entry allows access to ramps to the commercial parking spaces on the first upper level of parking and then through a security threshold to the residential parking levels above. A large circular drive at the ground level acts as a covered drop-off with direct access to the ground level lobby of the residential tower to the west and to the large retail component on the eastern side of the site. The ground level residential lobby fronts on N.E. 11th Street, together with an urban lounge and an e-mail/snail-mail mailroom/cafe that are part of the urban face of the project. • • (c) All service access occurs on the western edge of the site on N.E. 15t Avenue. All loading, deliveries, and waste collection are accessed through a singular entry point and these are housed within the building volume. The building massing and articulation were designed to operate urbanistically at both a city -scale and a pedestrian -scale. The juxtaposition of volumes — such as the two joined vertical buildings and the curved conical penthouse feature — work compositionally and figurally in the skyline as approached from the east or the west along 1-395 or as glimpsed along the neighboring streets. The closer range that is the realm of the pedestrian is handled through the architectural treatment of the ground level storefronts, the landscaped urban plaza, and the positioning of human -scaled elements especially along N.E. 1S and 2nd Avenues. These elements include sculptural, angled columns, a large specimen tree "captured" within the six story "cage", a pendant sphere, a six story, patterned cylinder, the cantilevered sunning platform, a tubular stair element, the three story curved glass volume of the retail element, and serving as the datum on the southern face and as the figural base on the northern face — the oscillating color and direction of the vertical screens that mask the parking. 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 and their functions that surround the site including other projects under construction in the area. (3) Location Map: Map of the surrounding street system indicating the project location. (d) A site plan containing the title of the project and the names of the project planner and developer, date, and north arrow and, based on an exact survey of the property drawn to a scale of sufficient size to show: The general information requested is shown on the Level 1-Ground Floor plan, provided under Tab 6 of the Supporting Documents. The site plan includes the following: (1) 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 5 of the Supporting Documents. (2) Exact location of all buildings and structures; • • (e) • (3) The exact location of all existing buildings located on the property is shown on the Boundary Survey under Tab 5. The location of the building to be constructed is shown on the Level 1-Ground Floor Plan, located under Tab 6 of the Supporting Documents. Access and traffic flow and how vehicular traffic will be separated from pedestrian and other types of traffic; Vehicular entry to the building occurs mid -block on N.E. 11th Street. The vehicular entry allows access to ramps to the commercial parking spaces on the first upper level of parking and then through a security threshold to the residential parking levels above. A large circular drive at the ground level acts as a covered drop-off with direct access to the ground level lobby of the residential tower to the west and to the large retail component on the eastern side of the site. The entry to the ground level residential lobby fronts on N.E. 111h Street to the west of the vehicular entry. (4) Offstreet parking and offstreet loading areas; The offstreet parking is provided on six stories of structured parking. A total of 482 parking spaces are required. 482 parking spaces are provided, with a breakdown of 430 residential parking spaces, 27 parking spaces are provided for retail use, and 25 parking spaces are provided for a possible restaurant use. Additionally, 26 tandem parking spaces are provided for use by the residential tenants. The first parking level is reserved for retail/restaurant use. A security threshold separates this area from the residential floors above. The Zoning Code requires (4) 12' x 35' loading berths and (1) 12' x 55' loading berth for the residential component. The development will provide (5) 12' x 35' loading berths, with (2) 12' x 35' loading berths replacing o(1) 12' x 55' loading berth. (5) Recreational facilities locations; The 7th residential level, which is also the roof of the parking structure, will serve as the amenities level and recreation deck. The development will include indoor and outdoor amenities. The indoor amenities will include a large club room, a wellness center, a spa, a sundries shop/cafe, and associated restrooms. The outdoor amenities will include a yoga deck, a spa feature, cabanas, a hammock/palm grove, an upper sunning deck with a pool, and a lower sunning deck that cantilevers off the eastern side of the building. Tabulations of total gross acreage in the project and the percentages thereof proposed to be devoted to: (1) The various permitted uses: Residential Square footage: 582,513 sf Non-residential square footage: 14,164 sf (+13,044sf Retail at Ground Level) • (f) (g) (2) Ground coverage by structure: Building footprint: 49,250 sf Ground coverage by the structure is 34.7% of the total gross lot area. Tabulation showing the following: (1) The derivation of numbers of offstreet parking and offstreet loading spaces shown in (d) above; The total number of parking spaces required is 482 spaces and the total number of spaces provided is 482 spaces. Derivation of the number of offstreet parking is shown under the Project Data Sheet, within the Project Summary, located under Tab J. (2) Total project density in dwelling units per acre; The maximum project density is 300 units per acre. The designated site is 1.4337 Acres, which allows 430.11 units, The development will provide 430 units. If common facilities (such as recreation areas of structures, private streets, common open space, etc.) are to be provided for the development, statements as to how such common facilities are to be provided and permanently maintained. All common facilities to be provided will include a swimming pool, club room, gym, bathrooms. The common areas will be maintained by the Owner and ultimately 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 located under Tab 3 of the Supporting Documents. (I) Architectural definitions for buildings in the development; exact number of dwelling units, sixes, and types, together with typical floor plans of each type. Detailed information and breakdown of square footage of all uses are found under Unit Area calculations, included under Tab 6 of the Supporting Documents. Typical floor plans for residential units are shown on the Typical Tower Plan. All drawings are located under Tab 6 of the Supporting Documents. (j) Plans for signs, if any. The project will obtain signage approval at a later date. (k) Landscaping plan, including types, sizes and locations of vegetation and decorative shrubbery, and showing provisions for irrigation and future maintenance. The landscape plans showing vegetation are found on Landscape Plans. All Landscape Plans are located under Tab 6 of the Supporting Documents. • • • (I) Plans for recreation facilities, if any, including location and general description of buildings for such use; The 7th residential level, which is also the roof of the parking structure, will serve as the amenities level and recreation deck. The development will include indoor and outdoor amenities. The indoor amenities will include a large club room, a wellness center, a spa, a sundries shop/cafe, and associated restrooms. The outdoor amenities will include a yoga deck, a spa feature, cabanas, a hammock/palm grove, an upper sunning deck with a pool, and a lower sunning deck that cantilevers off the eastern side of the building. The recreation facilities for the building are shown located on the Amenities Deck Plan, sheet A2.6. (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 Project Data Sheet, provided under Tab 6 of the Supporting Documents. 2. Section 1702.2.1 General Report. (1) Property 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 are provided in Article I. (2) The nature of the unified interest or control. The nature of unified interest or control is indicated in Article 1. (3) Survey of the proposed area showing property lines and ownership. A copy of the Survey is included under Tab 5 of the Supporting Documents. (4) Map of existing features, including streets, alleys, easements, utilities lines, existing land use, general topography, and physical features. (5) The existing site features and utility lines are shown on the Boundary Survey of the property located under Tab 5. The site features and the utilities are also described in the Site Utility Study, located under Tab 3 of the Supporting Documents. Materials to demonstrate the relationship of the elements fisted in (4) above to surrounding area characteristics. The drawings submitted with this Application are located under Tab 6 of the Supporting Documents. (6) 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 City of Miami Ordinance No. 11000 and Plat Book 121, at Page 87, and Plat Book 9, at Page 181, of the Public Records of Miami -Dade County, Florida, indicates the existing and surrounding zoning. The zoning designations for the property are C-1 Restricted Commercail/SD20.1 Biscayne Boulevard Edgewater Overlay. The Comprehensive Plan Future Land Use designation for the property is Restricted Commercial. The zoning and the comprehensive plan designations are consistent with one another. 3. Section 1702.2.2 Major Use Special Permit Concept Plan. (a) Relationships of the concept plan to the surrounding existing and proposed future uses, activities, systems, and facilities (transportation, recreation, view corridors, pedestrian systems, service systems and similar uses. Article II contains a written narrative of this project outlining proposed uses, activities and architectural character. This narrative also contains descriptions of the project's relationship to traffic, pedestrian movements, and transportation access. Building elevations, and perspectives showing the proposed materials, vertical profile and height, and orientation to streets are included in the drawings submitted with this Application. The list of drawings submitted is found under Tab 6 of the Supporting Documents. (b) Existing zoning and adopted comprehensive plan principles and designations. The project conforms to the SD-16.1 overlay zoning district designation for the property. The comprehensive plan future land use designation conforms to the land use designation of Restricted Commercial currently in effect for the property. 4. Section 1702.2.3 Developmental Impact Study. (a) A traffic analysis shall be submitted for an area within approximately 1/4 mile of the site, or an area including the major intersections to be impacted by the site, whichever is larger. The Traffic Impact Analysis is included under Tab 2 of the Supporting Documents, including a Sufficiency Letter from the City's traffic consultant, URS. (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 4 of the Supporting Documents. (c) A housing impact assessment. There will be 430 residential units within the development. The Economic Impact Study is included under Tab 4 of the Supporting Documents. • • (d) A description of proposed energy conservation measures shall be provided, including only those measures that are proposed in addition to minimum requirements in the State Energy Code. Architecturally, the building will be comprised of insulated wails and roof. Tinted glass will be used throughout the building. Electrically, all exterior landscape and feature lighting will be controlled by means of time clocks and photocell switches. Energy efficient lamping, ballasts, and fixtures will be proposed for the common areas. (e) Historic Buildings There are no historic structures located on the property. (f) Environmental Zone The property is not located within an environmental preservation district.