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HomeMy WebLinkAboutArticle II600 BRICKELL 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 I. b. Statement describing in detail the character and intended use of the development. 600 Brickell is a mixed use project to be built in two phases. Phase I consists of a 490,126 square feet Class A office building, 14,030 square feet of ground level retail and restaurants and a 34,300 square feet public open space plaza (the "Plaza"). Phase II consists of a 463,483 square feet Class A office use, 3,917 square feet of ground level retail, a 360 room first class hotel and 134 residential units all contained within one building. Parking is provided on each building and below ground. Phase I and Phase II are collectively defined as the "Development". The Development is located at 600 Brickell Avenue, Miami, Florida (the "Property"). The Property is bound on the east by Brickell Avenue on the north by SE 6 Street on the south by SE 7 Street, and on the west by the People Mover. 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-5, Brickell Avenue Area Office -Residential District, and 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 Development is consistent with the Plan and permitted by the Ordinance. The Development is also compatible in terms of density, bulk, scale and intensity with other existing and/or approved developments in the area. The Development requires a major use special permit approval (the "MUSP"). The applicant is also requesting a rezoning on a portion of the Property from SD-5 to SD-7 and an SD-19 overlay on the SD-7 portion of the Property collectively (the "Rezoning"). The Rezoning is consistent with the Plan and. compatible with the zoning classification for the properties which lie north and south of the Property. As part of the MUSP approval, the applicant is also seeking the approval of the Planned Unit Development bonus. This Development is unique not only because of its architectural design, but also because it brings into the Brickell area a much needed and significant open public space, to -wit, the Plaza. The Plaza is located at ground level on the northeast corner of the Property at the intersection of Brickell Avenue and SE 6 Street. The Plaza consists of a hardscape component and a lavishly landscape passive and active area with a restaurant, kiosk, tables and various water features including a water wall. The hardscape portion of the Plaza will be architecturally treated and provides a public open space for gatherings and functions. _ The Plaza is pedestrian accessible from Brickell Avenue, which is a pedestrian designated street, SE 6 Street and from many of the retail and restaurant uses which activate the ground level throughout the Property. The Plaza will be a focus of activity and establishes this Developmentas the premier development in the area. The buildings will be Class A buildings and will provide for much needed office space. The office and hotel component will become a primary source of employment in the area. The Development's location next to the People Mover will also alleviate traffic congestion in the area by linking the Development to Downtown Miami, the Brickell Avenue area and through the Metro -Rail connection to Miami -Dade County in general. Once constructed 600 Brickell will be a significant asset to the City of Miami and a major contributor to the local economy. The drawings showing the Development are included under Tabs 2 and 3 in 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 3, 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 4, Article III. Access to the Property is along SE 6 Street and SE 7 Street. Brickell Avenue has no vehicular access and is strictly a pedestrian street. SE 6 Streets shows an access drive for north/south connection, a drop off for condominium users in the Phase II building, and the private service drive at the western portion of the Property next to the People Mover. SE 7 Street shows the access for parking, the north/south access drive and the private service drive. The entrance to the hotel in the Phase II building occurs internally from the private north -south access away from the pedestrian activity on SE 7 Street. iv. Off-street parking and offstreet loading areas. The Development is proposing 1,915 parking spaces where the Ordinance requires 1,441 spaces. All offstreet loading occurs internal on the Property. Trash collection area is internal and screened from the surrounding areas. v. Recreation facilities locations. The Development is unique in the amount and type of recreational facilities and public open space. The Development proposes an approximately 34,300 square feet open public plaza (the "Plaza"). The Plaza is located on the NE corner of the Property at the intersection of Brickell Avenue and SE 6 Street. The Plaza has passive and active uses. The passive uses consists of fountains, water walls, sitting opportunities, extensive landscaping with shade trees. The active uses consist of a restaurant, a coffee kiosk, and a hardscape area where social functions can occur. The residential and hotel components have recreational facilities consistent with a first class development. vi. All screens and buffers. All uses on the Property are either screened or buffered by the Plaza, perimeter landscaping and architectural features which fully screen the garage's facades from view. vii. Refuse collection areas. Waste collection will be providedby the City of Miami or by a private company and will be internal to the Property. 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 5, 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. Net lot area 152,916 sq. ft. (3.51 acres) Gross lot area 232,953 sq. ft. (5.35 acres) The total lot coverage provided is 80,887 sq. ft. or 35% of the gross lot area. The buildings have mixed uses. Phase I has a retail and office components; Phase II has retail, office, residential and hotel components. ii. Ground coverage by structures. The Development has a lot coverage of 80,887 sq. ft. or 35% 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 Development is proposing 1,915 parking spaces where the Ordinance requires 1,441 spaces. All offstreet loading occurs internal on the 4 Property. Trash collection area, is internal and screened from the surrounding areas. ii. Total project density in dwelling units per acre. The Development proposes 134 residential units where 1,755 would be permitted, and a 360 unit hotel. The proposed density is well below what is permitted. 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 the Owner or by a 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 5, 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 2. j. Signage plans. Signage for the Property 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. Extensive landscape is provided throughout the Property. The Plaza is designed with an extensive amount of shade trees and water features. Landscape drawings are shown on Tab 2, Article III. Plans for recreation facilities, including location and general description of buildings for such use. The Development- is unique in the amount and type of recreational facilities and public open space. 5 The Development proposes an approximately 34,300 square feet open public plaza (the "Plaza"). The Plaza is located on the NE corner of the Property at the intersection of Brickell Avenue and SE 6 Street. The Plaza has passive and active uses. The passive uses consists of fountains, water walls, sitting opportunities, extensive landscaping with shade trees. The active uses consist of a restaurant, a coffee kiosk, and a hardscape area where social functions can occur. The residential and hotel components have recreational facilities consistent with a first class development. 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 Tabs 2 and 3, 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 buildings within the Development are included under Tabs 2 and 3, Article III. Unit layouts and floor plans are also included under Tabs 2 and 3, 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 compatible in terms of height, bulk, and scale with other existing and/or approved projects in the area. (2) Siting should minimize the impact of automobile parking and driveways on the pedestrian environment and adjacent properties. The Development is designed to minimize the impact of automobile parking and driveways on the pedestrian experience. The pedestrian experience is enhanced by creating active retail uses along the Plaza and Brickell Avenue which has no curb cuts. Automobile parking occurs internal on the Property. Access to the Property is along SE 6 Street and SE 7 Street. Brickell Avenue has no vehicular access and is strictly a pedestrian street. SE 6 Streets. 6 (3) shows an access drive for north/south connection, a drop off for condominium users in the Phase II building, and the private service drive at the western portion of the Property next to the People Mover. SE 7 Street shows the access for parking, the north/south access drive and the private service drive. The entrance to the hotel in the Phase II building occurs internally from the private north -south access away from the pedestrian activity on SE 7 Street. Buildings on corner lots should be oriented to the corner and public street fronts. The Phase I office building is located at the corner of SE 7 Street and Brickell Avenue. The SE 6 Street and Brickell Avenue corner is activated by the Plaza. 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 the Plaza, landscaping and street features which are compatible and in excess of what the neighborhood currently provides. The Development provides 45,315 sq. ft of open space where the Ordinance requires 23.295 sq. ft. (2) Respond to the neighborhood context. (3) The Development is located in the Downtown/Brickell Avenue Urban area. Therefore, the Development is compatible in density and intensity with existing and/or approved projects in the area. Create a transition in bulk and scale. The Development is designed to provide as many open views as possible. The Plaza creates a transition in bulk and scale from the surrounding properties. It also creates a space which decongests the Property and creates open views for not only the two buildings on the Property but for the surrounding properties also. (4) Use architectural styles and details (such as roof lines and fenestration), colors and materials derivative from surrounding area. (5) The architectural style as depicted under Tabs 2 and 3 in Article III incorporates innovative and unique features architectural and design feature which FAR exceed other projects in the area. Articulate the building facade vertically and horizontally in intervals that conform to the existing structures in the vicinity. The various elevations depicting the facades horizontal and vertical articulations are depicted in the drawings under Tabs 2 and 3 in Article III. These articulations distinguish the Development and far exceed those of other properties in the area. III. Pedestrian Oriented Development (1) Promote pedestrian interaction. This Development , is the premier pedestrian interaction development in the Brickell area. The Development is designed to promote pedestrian activity on all three abutting streets. This is achieved by the Plaza and the ground level retail and restaurant activities which occur in the Phase I and Phase II buildings. (2) Design facades that respond primarily to the human scale. Facades have been designed to respond primarily to human form in that they are fully articulated and are pedestrian friendly at ground level. (3) Provide active not blank facades. Where blank walls are unavoidable, they should receive design treatment. There are no blank walls. IV. Streetscape and Open Space (1) Provide usable open space that allows for convenient and visible pedestrian access from the public sidewalk. The Plaza is designed to provide convenient and visible pedestrian access not only from the buildings themselves, but directly from Brickell Avenue and SE 6 Street. (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. The Development is designed to minimize the impact of automobile parking and driveways on the pedestrian experience. The pedestrian experience is enhanced by creating active retail uses along the Plaza and Brickell Avenue which has no curb cuts. Automobile parking occurs internal on the Property. Access to the Property is along SE 6 Street and SE 7 Street. Brickell Avenue has no vehicular access and is strictly a pedestrian street. SE 6 Streets shows an access drive for north/south connection, a drop off for condominium users in the Phase II building, and the private service drive at the western portion of the Property next to the People Mover. SE 7 Street shows the access for parking, the north/south access drive and the private service drive. The entrance to the hotel in the Phase II building occurs internally from the private north -south access away from the pedestrian activity on SE 7 Street. (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 public and/or private streets. Parking for occupants and guests are internal to the Property. (4) Use surface parking areas as distinct buffer. There is no surface parking areas. The Plaza provides distinct buffer features. VI. Screening (1) Provide landscaping that screen undesirable elements, such as surface parking lots, and that enhances space and architecture. There are no surface level undesirable elements. The Plaza as well as all the perimeter landscaping provides additional screening and buffering for all ground level uses. (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. (3) Trash dumpster, individual, mechanical equipment, and utility meters are internal to the Development. 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. The garage structures are fully screened and articulated, please refer to Article III Tabs 2 and 3. 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. (3) The Development provides lighting features for the Plaza. These features are oriented towards the Plaza and will not have any impact on glare and shadows to abutting properties. For the building's design features please refer to Article III Tabs 2 and 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 with at a later date as the situation arises. VIII. Preservation of Natural Features (1) Preserve existing vegetation and/or geological features whenever possible. There is no significant vegetation on site. The Property is within the Miami River Archaeological Conservation Area. See Article III, Tab 7 for a copy of Resolution No. HEPB-2005-90 recommending approval with conditions of a Certificate of Appropriateness for Ground Disturbing Activity involving new construction within an archaeological conservation area and a copy of the Archaeological Management Plan. IX. Modification of Non -Conformities All existing improvements will be demolished. 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. This Development will be operated in the same manner as other similar projects in the Downtown/Brickell Avenue area. 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. 11 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) proceeding to surrounding area characteristics. The drawings submitted with this Application are located under Tabs 2 and 3, 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- 5 and SD-7. Page 36 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 Restricted Commercial and is shown on the land use map located in Article I. f. Analysis demonstrating consistency and concurrency with the adopted comprehensive neighborhood plan. The Development is consistent with the Restricted Commercial designation and permitted under the existing SD-5/SD-7 Zoning Districts. 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 designed to afford the greatest amount of open views from the proposed buildings. The creation of the Plaza affords an open view area for other buildings in the immediately area. The Development is similar in density and intensity to other existing and/orrecently approved projects in the area. b. Existing zoning and adopted comprehensive plan principles and designations. The Development is consistent with the Restricted Commercial designation and permitted under the existing SD-5/SD-7 zoning districts. 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. 12 a. Economy of City. The Economic Impact Study is included under Tab 6, 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 4 and 5 of Article III, respectively. The Development will have a neutral impact on the City's public services. c. Environment. There is no significant vegetation on site. The Property is within the Miami River Archaeological Conservation Area. See Article III, Tab 7 for a copy of Resolution No. HEPB-2005-90 recommending approval with conditions of a Certificate of Appropriateness for Ground Disturbing Activity involving new construction within an archaeological conservation area , and a copy of the Archaeological Management Plan. d. Housing supply. The Development will result in an increase of 134 dwelling units. 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 6 in Article III. (2) Whether the development will efficiently use public transportation facilities. The Development is bound on the west by the People Mover. There are two People Mover stations located within a very short distance to the Development. In addition, public transportation is also available along Brickell Avenue at the front of the Property. The Development is located along Brickell Avenue and SE 7 Street which are both served by public transportation. 13 (3) Whether the development will favorably affect the need for people to find adequate housing reasonably accessible to their places of employment. This Development besides providing 134 residential units will also be a focus for employment given the office and retail opportunities provided. (4) Whether the development will use necessary public facilities. (5) The development is an infill development with adequate water, sewer, telephone, and electricity available at the Development's doorstep. Given the non-residential scope, it will have no impact on schools and parks. Any need for park has been properly mitigated and addressed by the Plaza. Whether the development will have a favorable impact on the environment and natural resources of the city. The Development will have .a favorable impact on the environment by creating a magnificent unique and heavily landscaped public open space. The Property is within the Miami River Archaeological Conservation Area. See Article III, Tab 7 for a copy of Resolution No. HEPB-2005-90 recommending approval with conditions of a Certificate of Appropriateness for ' Ground Disturbing Activity involving new construction within an archaeological conservation area and a copy of the Archaeological Management Plan. (6) Whether the development will adversely affect living conditions in the neighborhood. (7) The development will not adversely affect living conditions in this area. On the contrary, it will enhance living conditions by providing not only additional residential opportunities but a primary focus for employment opportunities. Whether the development will adversely affect public safety. The development is designed to enhance public safety. Careful attention has been given to the interaction between vehicles and pedestrians. The ground level uses and the Plaza will activate the streets.